200 Nix Ct · Fayetteville, GA 30214

$550,000

5 bd · 4.0 ba · 3,101 sqft · SingleFamily public records · 9 Days on market

Built 1999 4.00 ac lot $28/mo HOA · 1% of rent

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +5.1/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your private retreat in the sought-after Pine Lake Estates subdivision! Nestled on a stunning 4-acre wooded lot, this exceptional home offers the perfect blend of space, comfort, and versatility. Step inside to a dramatic 2-story great room filled with natural light, creating a warm and inviting centerpiece for everyday living and entertaining. The remodeled kitchen is a true showstopper, featuring upgraded countertops, modern cabinetry, high-end appliances, a cozy breakfast nook, and a convenient breakfast bar-perfect for casual dining or hosting guests. Just off the kitchen, enjoy a spacious deck overlooking the peaceful wooded surroundings-ideal for morning coffee or evening g

Key facts

• 4 acre lot
• Garage
• Built 1999

Property features AI

Finance

• Other: Property type: Single Family Residence; Lot features include cul-de-sac and private setting
• HOA & community: Homeowners association with a fee of $330 (fee does not include services); Community features: none listed

Exterior

• Parking: Attached garage with automatic garage door opener
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence (house); Residential property; Three or more levels; Resale property; Located in a cul-de-sac on a private lot (approx. 4 acres); Subdivision: Pine Lake Estates; Facing/directions: use GPS
• Construction: Built in 1999; Brick construction; Composition roof; Finished daylight lower level with exterior and interior entry; full finished basement space and additional unfinished below-grade area
• Exterior features: Sprinkler system; Deck; Patio

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Refrigerator; Breakfast area; Breakfast bar; Pantry; Solid surface counters; Stainless steel appliances
• Bedrooms: 5 bedrooms total; 1 bedroom on the main level
• Flooring: Hardwood; Carpet
• Bathrooms: 4 full bathrooms; 1 main level bathroom; 1 full bathroom on the lower level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Double vanity; High ceilings; In-law floorplan; Separate shower; Soaking tub; Split bedroom plan; Tray ceilings; Entrance foyer; Walk-in closets; One fireplace with gas log and gas starter; No shared/common walls
• Laundry & utility: Washer and dryer included; Laundry located in hall, in kitchen, and in a laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/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 $474k (13.8% below list).
• Recommended offer: $474k (13.8% 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) — zoned schools average 56% FRL vs 21% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 56% district-wide (-21 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 fast (+4.3%/yr); 372 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• At $4,742/mo this rent would consume 63% of the median local household income ($90k/yr) (locally 634% 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 $4k of loan paydown is wiped out by about $16k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 26% 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 $474,195 (13.8% 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 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?
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: 0.86% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $1,373,743
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 4th St	0.55mi	5/4.5	3,085 (-0%)	11mo	$1,485,000	$481	63
110 3rd St	0.72mi	4/3.5 (-1)	3,092 (-0%)	3mo	$1,200,000	$388	57
63 Homesite Cooper Cv W	0.44mi	5/4.0	3,503 (+13%)	6mo	$663,575	$189	53
320 High St	0.67mi	5/4.5	3,083 (-1%)	21mo	$1,360,000	$441	49
175 Central Ave	0.68mi	4/3.5 (-1)	2,928 (-6%)	10mo	$1,218,500	$416	44
130 Patricia Ln	0.35mi	4/3.0 (-1)	3,358 (+8%)	21mo	$390,000	$116	44
100 Carlyle Ln	0.65mi	4/4.5 (-1)	2,731 (-12%)	2mo	$1,325,000	$485	41
185 Central Ave	0.67mi	4/3.5 (-1)	2,732 (-12%)	2mo	$1,250,000	$458	40
234 Stanley Rd	0.60mi	4/3.0 (-1)	2,757 (-11%)	6mo	$472,000	$171	39
250 4th St	0.52mi	4/3.5 (-1)	2,674 (-14%)	11mo	$1,410,000	$527	37
135 Kelmscott Ln	0.72mi	4/3.5 (-1)	2,875 (-7%)	14mo	$1,275,000	$443	36
145 Kelmscott Ln	0.71mi	4/3.5 (-1)	2,688 (-13%)	11mo	$1,249,000	$465	28

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-56,984
• Equity at exit: $82,007

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $9,405
• Equity at exit: $47,554

Cash invested: $154,000 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,742 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$229
• HOA: −$28
• Vacancy / Maint / Mgmt: −$996
• Net cashflow: $410

Break-even live

Break-even rent $4,223

Max offer price $550,000

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 4th St Fayetteville, GA	4.0	3.0	2464	$5,600	$2.27	19d	1	0.61mi
200 Mary Lynn Ln Fayetteville, GA	4.0	3.5	3473	$5,800	$1.67	43d	1	1.40mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 3 events

1. 2026-04-30
   status Under Contract
2. 2026-04-22
   listed $550,000 New
3. 2026-04-16
   historical $550,000

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $5,060 · $422/mo
• Expected delta: +$2,725/yr (+$227/mo · 116.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $56,903
• − Mortgage interest: −$30,809
• − Property taxes: −$2,335
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,552
• − Management: −$4,552
• − HOA: −$336
• − Depreciation: −$16,000
• Taxable loss: −$4,431
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $5,985/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): 31,811
• Household income: $89,912
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 634.0

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 0.62)
• Race & ethnicity: Black 51% White 33% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -142.65%
• Current HPI: 243.9416
• Rent YoY: ▲ 4.29%
• 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

3 events — show timeline

• 2026-04-30 Pending — GAMLS
• 2026-04-22 Listed $550,000 GAMLS
• 2026-04-16 Coming Soon $550,000 GAMLS

Property tax history

-3.8%/yr

Latest (2025): $2,335 · -47.7% YoY. Source: county tax records.