215 Brookwood Ln · Fayetteville, GA 30215

$360,000

3 bd · 3.0 ba · 1,722 sqft · SingleFamily public records · 94 Days on market

Built 1985 4,151 sqft lot Est $344k · 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 +13.1/30.0
• ARV discount +5.5/15.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

Key facts

• New lighting
• Brick front ranch
• New flooring

Tags

• BRICK FRONT RANCH
• NEW ROOF
• NEW FLOORING
• UPDATED BATHROOMS
• NEW LIGHTING
• MODERN KITCHEN

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic sewer system; Electric service with 110V and 220V; Cable available; Natural gas available; Phone available
• Home design: One-story home; Brick-front with frame construction; Composition roof; Block foundation; Resale property
• Construction: Brick front and frame construction; Composition roof; Block foundation
• Exterior features: Private entrance; Private yard; Wood fenced backyard; Deck; Shed(s) and storage structure

Interior

• Kitchen: White cabinetry; Eat-in kitchen; Solid surface and stone counters; Dishwasher; Gas range; Range hood
• Bedrooms: Master suite on the main level; Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Double vanity in baths; No shared/common walls
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-15 ($-180/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (25.7% below list).
• Recommended offer: $267k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% 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: Inman Elementary (math 56% / reading 56%, grade C+, #165 of 1,228 statewide, top 14%, 663 students, 32% 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 23% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $11k 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 94 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 4 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 $87k; list at $360k implies a 314% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,342 (25.7% 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 94 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $344,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Merrydale Dr	0.29mi	3/2.0	1,670 (-3%)	1mo	$302,000	$181	77
445 Merrydale Dr	0.30mi	4/2.5 (+1)	1,824 (+6%)	2mo	$382,000	$209	67
295 Merrydale Dr	0.28mi	3/2.0	1,649 (-4%)	11mo	$330,000	$200	67
170 Forest Lake Dr	0.44mi	4/2.5 (+1)	1,762 (+2%)	3mo	$355,000	$201	66
135 Bunny Ln	0.31mi	3/2.0	1,500 (-13%)	2mo	$367,000	$245	59
115 Brookwood Ln	0.29mi	3/2.0	1,897 (+10%)	9mo	$360,000	$190	58
370 Merrydale Dr	0.16mi	3/2.0	1,934 (+12%)	13mo	$325,000	$168	57
115 Bob White Trl	0.55mi	3/2.0	1,690 (-2%)	14mo	$350,000	$207	56
115 Forest Lake Ct	0.68mi	3/2.0	1,723 (+0%)	16mo	$330,000	$192	51
135 Forest Lake Way	0.62mi	4/2.5 (+1)	1,871 (+9%)	1mo	$375,000	$200	49
460 Hilo Rd	0.57mi	3/2.0	1,504 (-13%)	11mo	$350,000	$233	39
115 Granby Ln	0.69mi	4/2.5 (+1)	1,960 (+14%)	1mo	$345,000	$176	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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-58,881
• Equity at exit: $53,677

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-50,798
• Equity at exit: $31,126

Cash invested: $100,800 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,673 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-15

Break-even live

Break-even rent $2,692

Max offer price $357,344

Occupancy floor 96%

Sensitivity live

Price	-10% $189	-5% $87	+0% $-15	+5% $-117	+10% $-219
Rent	-10% $-226	-5% $-121	+0% $-15	+5% $91	+10% $196
Rate	-1.0pp $166	-0.5pp $77	base $-15	+0.5pp $-108	+1.0pp $-203

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Bunny Ln Fayetteville, GA	4.0	2.0	1632	$2,200	$1.35	26d	1	0.27mi
100 Brookwood Ln Fayetteville, GA	3.0	3.0	1662	$6,500	$3.91	12d	1	0.35mi
135 Murphy Creek Ln Fayetteville, GA	4.0	2.0	2100	$3,500	$1.67	26d	1	0.72mi
200 Ridge Way Fayetteville, GA	4.0	3.0	2209	$2,036	$0.92	0d	1	1.40mi

Listing history 17 events

1. 2026-06-08
   statusdays on market $360,000 Pending 94 DOM
2. 2026-06-07
   days on market $360,000 Active Under Contract 93 DOM
3. 2026-06-04
   days on market $360,000 Active Under Contract 90 DOM
4. 2026-06-03
   days on market $360,000 Active Under Contract 89 DOM
5. 2026-06-02
   days on market $360,000 Active Under Contract 88 DOM
6. 2026-06-01
   days on market $360,000 Active Under Contract 87 DOM
7. 2026-05-31
   days on market $360,000 Active Under Contract 86 DOM
8. 2026-04-30
   historical Active Under Contract

   Show marketing remark (951 chars)

   Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

9. 2026-04-30
   historical Active Under Contract 951-char remark

   Show marketing remark (951 chars)

   Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

10. 2026-04-29
    status Back On Market 951-char remark

    Show marketing remark (951 chars)

    Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

11. 2026-04-29
    status Active

    Show marketing remark (951 chars)

    Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

12. 2026-04-24
    historical Active Under Contract 951-char remark

    Show marketing remark (951 chars)

    Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

13. 2026-04-24
    historical Active Under Contract

    Show marketing remark (951 chars)

    Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

14. 2026-03-06
    listed $360,000 Active

    Show marketing remark (951 chars)

    Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

15. 2026-03-06
    listed $360,000 New 951-char remark

    Show marketing remark (951 chars)

    Welcome home! This charming 3 bedroom, 2 bathroom brick front ranch is just what you've been looking for. Located in the highly sought-after Whitewater school cluster, this home offers access to some of the area's top-rated schools. Updates galore include a new roof, new flooring throughout, updated bathrooms, new lighting, fresh paint inside and out and more! Step into this modern kitchen, where elegance meets functionality. Recently updated with granite countertops that exude sophistication. Gleaming new stainless steel appliances add a touch of contemporary style, while the eat-in breakfast area invites you to enjoy your morning coffee in comfort. The large deck, accessible from the family room and master bedroom, overlooks a spacious fenced, level backyard and is equipped with a storage shed in back. The 2-car garage also features extra storage space for your convenience. Don't miss the opportunity to make this incredible home yours.

16. 1991-03-13
    soldstatus $87,000
17. 1986-12-04
    soldstatus $85,500

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$2,242/yr (+$187/mo · 209.6%)

ⓘ 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 · 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: $32,081
• − Mortgage interest: −$20,166
• − Property taxes: −$1,070
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − Depreciation: −$10,473
• Taxable loss: −$6,560
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $1,394/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

• 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

+321.1% since first listed

10 events — show timeline

• 2026-04-30 Contingent — FMLS
• 2026-04-30 Contingent — GAMLS
• 2026-04-29 Relisted — GAMLS
• 2026-04-29 Relisted — FMLS
• 2026-04-24 Contingent — GAMLS
• 2026-04-24 Contingent — FMLS
• 2026-03-06 Listed $360,000 GAMLS
• 2026-03-06 Listed $360,000 FMLS
• 1991-03-13 Sold (Public Records) $87,000 Public Records
• 1986-12-04 Sold (Public Records) $85,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,070 · -1.5% YoY. Source: county tax records.