110 Greenway Ct · Fayetteville, GA 30215

$399,000

3 bd · 4.0 ba · 2,394 sqft · SingleFamily public records · 216 Days on market

Built 1985 1.09 ac lot Est $450k · 11% under

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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).

• ARV discount +12.6/15.0
• Cash flow +11.9/30.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2.5-bath home located in the sought-after Whitewater/Sara Harp school district of Fayette County. Thoughtfully updated, the main level features LVP flooring for a seamless, modern feel. A large dining room leads into the kitchen, which offers plenty of cabinet and counter space, a cooktop, wall oven, dishwasher, breakfast bar, and room for a kitchen table. A walk-in pantry adds extra storage, making this kitchen a great canvas for your personal touch. The oversized living room is the perfect gathering space, complete with a brick fireplace with gas starter. A half bath and multiple storage closets round out the main level. Upstairs, the owner's suite boas

Key facts

• Large dining room
• Brick fireplace
• Lvp flooring

Tags

• LVP FLOORING
• LARGE DINING ROOM
• WALK-IN PANTRY
• BRICK FIREPLACE
• TWO WALK-IN CLOSETS
• SEPARATE VANITY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (23.4% below list).
• Recommended offer: $306k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 216 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $205k; list at $399k implies a 95% 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 $305,650 (23.4% 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 216 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $450,072
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Greenway Ct	0.00mi	3/2.5	2,394 (0%)	1mo	$375,000	$157	93
170 Perry Creek Dr	0.41mi	4/2.5 (+1)	2,376 (-1%)	2mo	$457,000	$192	67
120 Greenfield Cir	0.34mi	3/2.0	2,400 (+0%)	16mo	$450,000	$188	62
170 Royal Ridge Way	0.43mi	3/2.0	2,302 (-4%)	9mo	$475,000	$206	58
240 Greenfield Cir	0.12mi	4/3.0 (+1)	2,740 (+14%)	19mo	$447,500	$163	45
215 Kingswood Dr	0.74mi	4/2.5 (+1)	2,484 (+4%)	13mo	$365,000	$147	38

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-70,741
• Equity at exit: $59,492

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-67,793
• Equity at exit: $34,498

Cash invested: $111,720 (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: 10.9×

Monthly cashflow live

• Estimated rent: $3,056 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$261 /mo · $3,127/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-105

Break-even live

Break-even rent $3,189

Max offer price $380,517

Occupancy floor 98%

Sensitivity live

Price	-10% $121	-5% $8	+0% $-105	+5% $-218	+10% $-330
Rent	-10% $-346	-5% $-225	+0% $-105	+5% $16	+10% $137
Rate	-1.0pp $96	-0.5pp $-3	base $-105	+0.5pp $-208	+1.0pp $-313

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Perry Creek Dr Fayetteville, GA	4.0	2.5	2295	$3,350	$1.46	13d	1	0.44mi
205 Kingswood Dr Fayetteville, GA	3.0	2.0	1820	$2,600	$1.43	45d	1	0.74mi
165 Redspire Ln Fayetteville, GA	4.0	2.5	2494	$3,399	$1.36	45d	1	0.76mi
495 Plainfield St Fayetteville, GA	4.0	3.0	2591	$3,590	$1.39	45d	1	1.07mi
135 Overlook Ct Fayetteville, GA	4.0	2.5	2249	$2,495	$1.11	18d	1	1.08mi
135 Overlook Ct Fayetteville, GA	4.0	2.5	2249	$2,495	$1.11	0d	1	1.08mi
245 Lockmeade Way Fayetteville, GA	4.0	2.5	3067	$2,899	$0.95	20d	1	1.26mi
200 Ridge Way Fayetteville, GA	4.0	3.0	2209	$2,036	$0.92	0d	1	1.29mi
240 Hollis St Fayetteville, GA	4.0	3.0	2740	$3,490	$1.27	45d	1	1.35mi
165 Keaton Dr Fayetteville, GA	4.0	4.0	3264	$3,500	$1.07	26d	1	1.46mi

Listing history 7 events

1. 2026-04-16
   status Under Contract
2. 2026-01-28
   price $399,000
3. 2025-10-29
   price $415,000
4. 2025-08-26
   listed $425,000 New
5. 2005-05-09
   soldstatus $204,900
6. 1987-07-31
   soldstatus $114,000
7. 1986-08-01
   soldstatus $117,000

ⓘ 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: $3,127 · $261/mo
• Projected year-2 tax: $3,671 · $306/mo
• Expected delta: +$543/yr (+$45/mo · 17.4%)

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

Taxation est. · year 1

• Rental income: $36,678
• − Mortgage interest: −$22,350
• − Property taxes: −$3,127
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − Depreciation: −$11,607
• Taxable loss: −$8,270
• Est. tax savings @ 24.0%: +$1,985
• After-tax cash flow: $729/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

+241.0% since first listed

7 events — show timeline

• 2026-04-16 Pending — GAMLS
• 2026-01-28 Price Changed $399,000 GAMLS
• 2025-10-29 Price Changed $415,000 GAMLS
• 2025-08-26 Listed $425,000 GAMLS
• 2005-05-09 Sold (Public Records) $204,900 Public Records
• 1987-07-31 Sold (Public Records) $114,000 Public Records
• 1986-08-01 Sold (Public Records) $117,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,127 · +3.1% YoY. Source: county tax records.