17 Collins Rd · Fairfield Plantation, GA 30116

$159,900

2 bd · 1.0 ba · 1,227 sqft · SingleFamily public records · 87 Days on market

Built 2008 0.92 ac lot $130/sqft · 40% below area Est $267k · 40% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

Key facts

• Solid construction
• Sturdy foundation
• Sturdy roof

Tags

• ALMOST 1 ACRE
• SOLID CONSTRUCTION
• STURDY FOUNDATION
• STURDY ROOF
• COUNTRY GEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $77 ($920/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 $150k (6.5% below list).
• Recommended offer: $150k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.9% in Fairfield Plantation — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,580 (6.5% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $267,256
• List price: $159,900
• Delta: -40.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Price Rd	0.18mi	3/1.5 (+1)	1,232 (+0%)	7mo	$118,000	$96	78
267 Russell Ln	0.54mi	3/2.0 (+1)	1,392 (+13%)	8mo	$275,000	$198	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-21,006
• Equity at exit: $23,842

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-11,914
• Equity at exit: $13,825

Cash invested: $44,772 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 208
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $77

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 90%

Sensitivity live

Price	-10% $187	-5% $132	+0% $77	+5% $21	+10% $-34
Rent	-10% $-42	-5% $18	+0% $77	+5% $136	+10% $195
Rate	-1.0pp $157	-0.5pp $117	base $77	+0.5pp $35	+1.0pp $-7

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $159,900 Active 87 DOM
2. 2026-06-17
   days on market $159,900 Active 86 DOM
3. 2026-06-16
   days on market $159,900 Active 85 DOM
4. 2026-06-15
   days on market $159,900 Active 84 DOM
5. 2026-06-13
   days on market $159,900 Active 82 DOM
6. 2026-06-09
   days on market $159,900 Active 78 DOM
7. 2026-06-08
   days on market $159,900 Active 77 DOM
8. 2026-06-07
   days on market $159,900 Active 76 DOM
9. 2026-06-04
   days on market $159,900 Active 73 DOM
10. 2026-06-03
    days on market $159,900 Active 72 DOM
11. 2026-06-02
    days on market $159,900 Active 71 DOM
12. 2026-06-01
    days on market $159,900 Active 70 DOM
13. 2026-05-31
    remarks 303-char remark
14. 2026-05-31
    price $159,900 Active 69 DOM
15. 2026-05-31
    days on market $169,900 Active 69 DOM
16. 2026-04-14
    price $169,900 289-char remark

    Show marketing remark (289 chars)

    2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

17. 2026-04-14
    price $169,900 289-char remark

    Show marketing remark (289 chars)

    2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

18. 2026-04-01
    soldstatus $127,000
19. 2026-03-30
    price $179,900 289-char remark

    Show marketing remark (289 chars)

    2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

20. 2026-03-30
    price $179,900 289-char remark

    Show marketing remark (289 chars)

    2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

21. 2026-03-23
    listed $189,900 New 289-char remark

    Show marketing remark (289 chars)

    2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

22. 2026-03-23
    listed $189,900 Active 289-char remark

    Show marketing remark (289 chars)

    2/1 effectively built 2008, outdoor building on almost 1 acre, in lovely city of Carrollton. A rural setting with enough land for creativity and seclusion, tranquility and room for future equity growth, solid construction with sturdy foundation and roof. go show and grab this country gem.

23. 2026-02-18
    soldstatus $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $17,950
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,652
• Taxable loss: −$1,729
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,335/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Fairfield Plantation

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Carroll County · 124,888 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+78.8% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $169,900 GAMLS
• 2026-04-14 Price Changed $169,900 FMLS
• 2026-04-01 Sold (Public Records) $127,000 Public Records
• 2026-03-30 Price Changed $179,900 FMLS
• 2026-03-30 Price Changed $179,900 GAMLS
• 2026-03-23 Listed $189,900 FMLS
• 2026-03-23 Listed $189,900 GAMLS
• 2026-02-18 Sold (Public Records) $95,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $147 · -1.1% YoY. Source: county tax records.