290 Kari Glen Dr · Brooks, GA 30215

$355,000

3 bd · 3.0 ba · 1,789 sqft · SingleFamily public records · 32 Days on market

Built 1989 1.90 ac lot $198/sqft · 15% below area Est $418k · 15% under ↓ 4% since listing

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Why this score? — see what drove the C- 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 +14.4/30.0
• ARV discount +14.2/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away at the end of a quiet cul-de-sac in an established Fayetteville neighborhood, this home offers the perfect blend of space and comfort. From the moment you arrive, the winding driveway and mature trees set a peaceful, private tone that carries throughout the property. Inside, you'll find generously sized rooms that give everyone room to spread out, while still maintaining a warm, inviting feel that truly feels like home. The separate dining room features a charming window opening to the family room, creating an easy flow that's perfect for both everyday living and entertaining. Step outside to an open backyard surrounded by established greenery, offering plenty of space to relax,

Key facts

• 1.9 acre lot
• Garage
• Built 1989

Property features AI

Finance

• Other: Approximately 1.9-acre lot; Located in the Kari Glen II subdivision, Fayetteville, GA
• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener; Parking pad; Additional open parking
• Utilities: Well water; Septic sewer; Electricity available
• Home design: Single family residence; One level; House structure; Resale property
• Construction: Built in 1989; Concrete construction; Composition roof; No basement
• Exterior features: Lot in a cul-de-sac; Private setting; Sloped terrain

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full baths and 1 half bath
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bookcases; High ceilings; Soaking tub; Walk-in closet(s); Fireplace (1); Family room, Great room, Foyer, Office, and other living spaces
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $74 ($888/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 $277k (21.9% below list).
• Recommended offer: $277k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 0.9% in Brooks — 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 70/100 on livability (#91 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: 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); 306 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 32 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,376 (21.9% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $417,550
• List price: $355,000
• Delta: -14.98%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Kari Glen Dr	0.13mi	3/2.5	1,981 (+11%)	11mo	$397,000	$200	65
343 Porter Rd	0.64mi	3/2.0	1,850 (+3%)	2mo	$449,000	$243	58
152 Dana Dr	0.71mi	3/2.5	1,696 (-5%)	12mo	$439,000	$259	46
267 Porter Rd	0.36mi	3/2.5	1,536 (-14%)	21mo	$295,000	$192	40

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-52,359
• Equity at exit: $52,932

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-37,654
• Equity at exit: $30,694

Cash invested: $99,400 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,774 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $74

Break-even live

Break-even rent $2,680

Max offer price $355,000

Occupancy floor 92%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Shoal Creek Rd Fayetteville, GA	3.0	2.5	1630	$3,500	$2.15	24d	1	1.47mi

Listing history 10 events

1. 2026-06-07
   status $355,000 Under Contract 32 DOM
2. 2026-06-04
   days on market $355,000 Active 32 DOM
3. 2026-06-03
   days on market $355,000 Active 31 DOM
4. 2026-06-02
   days on market $355,000 Active 30 DOM
5. 2026-06-01
   days on market $355,000 Active 29 DOM
6. 2026-05-31
   days on market $355,000 Active 28 DOM
7. 2026-05-10
   status Back On Market 937-char remark
8. 2026-05-07
   status Under Contract 937-char remark
9. 2026-05-01
   listed $370,000 New 937-char remark
10. 2026-04-27
    historical $370,000 937-char remark

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$1,974/yr (+$165/mo · 152.8%)

ⓘ 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 5/10 Major 6 d/yr ≥105°F today · 17 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: $33,285
• − Mortgage interest: −$19,886
• − Property taxes: −$1,292
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − Depreciation: −$10,327
• Taxable loss: −$5,320
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $2,165/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 — Brooks

• Score: 70/100
• State rank: #91
• US rank: #7398

Category grades

Amenities F Commute F Cost of living D 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: Fayette County · 112,821 people
• 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

-4.1% since first listed

6 events — show timeline

• 2026-06-04 Pending — GAMLS
• 2026-05-20 Price Changed $355,000 GAMLS
• 2026-05-10 Relisted — GAMLS
• 2026-05-07 Pending — GAMLS
• 2026-05-01 Listed $370,000 GAMLS
• 2026-04-27 Coming Soon $370,000 GAMLS

Property tax history

+6.2%/yr

Latest (2025): $1,292 · -0.7% YoY. Source: county tax records.