180 Pecan Ridge Dr · Fayetteville, GA 30215

$309,995

4 bd · 3.0 ba · 1,485 sqft · SingleFamily public records · 10 Days on market

Built 1998 1,437 sqft lot $209/sqft · 29% above area Est $308k · at est.

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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 +17.5/30.0
• ARV discount +7.2/15.0
• DSCR +5.4/10.0
• Schools +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable area, this home offers a well-designed layout with a natural flow that makes everyday living comfortable and functional. Spacious rooms and high ceilings create an open, airy feel throughout. The kitchen is a great size and features a cozy eat-in nook, perfect for casual meals, with easy access to the outdoor patio-ideal for enjoying morning coffee or unwinding in the evenings. In addition, a formal dining area provides the perfect space for hosting and gatherings. This property has solid bones and is ready for its next owner to make it their own. With a two-car garage and a convenient location close to shopping and restaurants, this home offers both practicality and potential. Come see the possibilities for yourself!

Key facts

• Formal dining area
• Cozy eat-in nook
• Convenient location

Tags

• COZY EAT-IN NOOK
• OUTDOOR PATIO
• FORMAL DINING AREA
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Garage parking; Two garage spaces
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Phone service available; Underground utilities
• Home design: One-level home; Resale property; Frame construction; Composition roof
• Construction: Frame construction; Composition roof
• Exterior features: Patio

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four main-level bedrooms
• Flooring: Other/unspecified flooring
• Bathrooms: Three full bathrooms on the main level; Master bathroom with other/unspecified features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Finished basement; No shared/common walls
• Laundry & utility: Laundry with other/unspecified features

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $266k (14.2% below list).
• Recommended offer: $266k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, 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: Fayetteville Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 485 students, 59% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL); Fayette County High School (math 15% / reading 42%, grade F, #149 of 424 statewide, top 35%, 1,368 students, 46% FRL) — zoned schools average 53% FRL vs 21% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 56% district-wide (-23 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 306 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 10 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,995 (14.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $307,817
• List price: $309,995
• Delta: 0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Pecan Ridge Dr	0.04mi	3/2.0 (-1)	1,451 (-2%)	3mo	$238,000	$164	83
130 Emily Park	0.10mi	3/2.0 (-1)	1,432 (-4%)	1mo	$300,000	$209	79
340 Emily Park St	0.14mi	3/2.0 (-1)	1,613 (+9%)	0mo	$297,000	$184	70
125 Pecan Ct	0.25mi	4/3.0	1,648 (+11%)	1mo	$257,000	$156	69
315 Emily Park	0.15mi	3/2.0 (-1)	1,609 (+8%)	1mo	$290,000	$180	69
210 Pecan Ridge Dr	0.06mi	3/2.0 (-1)	1,664 (+12%)	7mo	$305,000	$183	62
160 Eastfield Ct	0.44mi	3/2.0 (-1)	1,369 (-8%)	4mo	$319,000	$233	54
310 Dempsey Dr Lot 25	0.48mi	3/3.0 (-1)	1,328 (-11%)	2mo	$342,615	$258	53
300 Dempsey Dr Lot 24	0.48mi	3/3.0 (-1)	1,328 (-11%)	2mo	$339,537	$256	53
600 Lanier Ave E	0.50mi	3/1.0 (-1)	1,291 (-13%)	1mo	$195,000	$151	41
140 Chesterfield Ct	0.70mi	3/2.0 (-1)	1,646 (+11%)	2mo	$300,000	$182	39
200 Booker Ave	0.56mi	3/2.0 (-1)	1,276 (-14%)	5mo	$213,000	$167	37

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-34,767
• Equity at exit: $46,221

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-9,049
• Equity at exit: $26,803

Cash invested: $86,799 (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: 306
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,660 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $236

Break-even live

Break-even rent $2,362

Max offer price $309,995

Occupancy floor 86%

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: $77,499
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,905	$1.66	1d	9	0.16mi
155 N Hampton Dr Fayetteville, GA	3.0	2.0	1398	$2,250	$1.61	43d	1	0.33mi
475 E Lanier Ave Fayetteville, GA	2.0–3.0	2.5	1795	$2,850	$1.59	1d	75	0.48mi
695 Georgia Ave Fayetteville, GA	3.0	1.5	1554	$1,795	$1.16	5d	1	0.59mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,949	$1.88	43d	1	0.81mi
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	43d	1	0.86mi
140 Williamsburg Way Fayetteville, GA	3.0	3.0	1549	$1,895	$1.22	12d	1	0.88mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,131	$1.45	10d	1	1.09mi

Listing history 4 events

1. 2026-05-07
   status Under Contract 756-char remark

   Show marketing remark (756 chars)

   Located in a desirable area, this home offers a well-designed layout with a natural flow that makes everyday living comfortable and functional. Spacious rooms and high ceilings create an open, airy feel throughout. The kitchen is a great size and features a cozy eat-in nook, perfect for casual meals, with easy access to the outdoor patio-ideal for enjoying morning coffee or unwinding in the evenings. In addition, a formal dining area provides the perfect space for hosting and gatherings. This property has solid bones and is ready for its next owner to make it their own. With a two-car garage and a convenient location close to shopping and restaurants, this home offers both practicality and potential. Come see the possibilities for yourself!

2. 2026-05-07
   status Pending 762-char remark

   Show marketing remark (756 chars)

   Located in a desirable area, this home offers a well-designed layout with a natural flow that makes everyday living comfortable and functional. Spacious rooms and high ceilings create an open, airy feel throughout. The kitchen is a great size and features a cozy eat-in nook, perfect for casual meals, with easy access to the outdoor patio-ideal for enjoying morning coffee or unwinding in the evenings. In addition, a formal dining area provides the perfect space for hosting and gatherings. This property has solid bones and is ready for its next owner to make it their own. With a two-car garage and a convenient location close to shopping and restaurants, this home offers both practicality and potential. Come see the possibilities for yourself!

3. 2026-04-27
   listed $309,995 New 756-char remark

   Show marketing remark (756 chars)

   Located in a desirable area, this home offers a well-designed layout with a natural flow that makes everyday living comfortable and functional. Spacious rooms and high ceilings create an open, airy feel throughout. The kitchen is a great size and features a cozy eat-in nook, perfect for casual meals, with easy access to the outdoor patio-ideal for enjoying morning coffee or unwinding in the evenings. In addition, a formal dining area provides the perfect space for hosting and gatherings. This property has solid bones and is ready for its next owner to make it their own. With a two-car garage and a convenient location close to shopping and restaurants, this home offers both practicality and potential. Come see the possibilities for yourself!

4. 2026-04-27
   listed $309,995 Active 762-char remark

   Show marketing remark (756 chars)

   Located in a desirable area, this home offers a well-designed layout with a natural flow that makes everyday living comfortable and functional. Spacious rooms and high ceilings create an open, airy feel throughout. The kitchen is a great size and features a cozy eat-in nook, perfect for casual meals, with easy access to the outdoor patio-ideal for enjoying morning coffee or unwinding in the evenings. In addition, a formal dining area provides the perfect space for hosting and gatherings. This property has solid bones and is ready for its next owner to make it their own. With a two-car garage and a convenient location close to shopping and restaurants, this home offers both practicality and potential. Come see the possibilities for yourself!

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$1,520/yr (+$127/mo · 114.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,919
• − Mortgage interest: −$17,365
• − Property taxes: −$1,331
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$9,018
• Taxable loss: −$2,452
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $3,416/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 — 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

• Census place: Fayetteville, GA
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (Public Records) $310,000 Public Records
• 2026-06-05 Sold (MLS) $309,995 GAMLS
• 2026-06-05 Sold (MLS) $309,995 FMLS
• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — FMLS
• 2026-04-27 Listed $309,995 GAMLS
• 2026-04-27 Listed $309,995 FMLS

Property tax history

+0.2%/yr

Latest (2025): $1,331 · +4.8% YoY. Source: county tax records.