200 Maddux St · Fayetteville, GA 30214

$306,399

1 bd · 1.0 ba · 830 sqft · SingleFamily · 153 Days on market

Built 2025 Good condition 4,356 sqft lot $369/sqft · 22% below area Est $392k · 22% under $2880/mo HOA · 96% of rent

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Why this score? — see what drove the F 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 +15.0/15.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our Brigiette is a SHOW STOPPER! Don't overlook this charming ranch-style one-bedroom cottage on a prime corner lot! With its inviting layout, natural light, and cozy design, this home offers simple, comfortable living. The corner location gives it extra breathing room, added curb appeal, and a welcoming presence. Perfect for first-time buyers, downsizers, or anyone looking for an easy-living cottage lifestyle.

Key facts

• Added curb appeal
• Natural light
• Corner lot

Tags

• CORNER LOT
• NATURAL LIGHT
• ADDED CURB APPEAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (1.9% below list).
• Recommended offer: $270k (12.0% below list) — sets the bar for market timing.
• Cap rate -4.0% vs local median 4.2% in Fayetteville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Cleveland Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 419 students, 45% FRL); Flat Rock Middle School (math 35% / reading 55%, grade D, #103 of 470 statewide, top 23%, 883 students, 46% FRL); Sandy Creek High School (math 23% / reading 42%, grade F, #104 of 424 statewide, top 25%, 1,188 students, 43% FRL) — zoned schools average 45% FRL vs 21% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 56% district-wide (-17 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); 449 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k 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 153 days — a 12% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 96% of rent.

Recommended offer $269,631 (12.0% 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 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: -3.98%
• Cash-on-cash: -36.69%
• DSCR: -0.63
• GRM: 8.5

CMA / ARV

• ARV (median comp): $391,760
• List price: $306,399
• Delta: -21.79%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 5th St	0.20mi	2/1.5 (+1)	1,005 (+21%)	0mo	$449,000	$447	58
705 5th St	0.20mi	2/1.5 (+1)	1,005 (+21%)	2mo	$459,000	$457	57
172 High St	0.61mi	2/2.0 (+1)	928 (+12%)	2mo	$599,900	$646	41
350 High St	0.57mi	2/1.0 (+1)	600 (-28%)	27mo	$179,900	$300	24
1119 Highway 54 E	1.64mi	3/1.5 (+2)	1,000 (+20%)	9mo	$230,000	$230	20
250 Cornwallis Way	2.02mi	2/2.0 (+1)	1,012 (+22%)	23mo	$240,000	$237	12
239 Eastin Rd	1.08mi	3/2.0 (+2)	1,065 (+28%)	24mo	$130,000	$122	6

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: —
• Equity multiple: -1.46×
• Total profit: $-210,935
• Equity at exit: $45,685

10-year hold

• IRR: —
• Equity multiple: -3.37×
• Total profit: $-374,763
• Equity at exit: $26,492

Cash invested: $85,792 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30214

• Rents YoY: 4.3%
• Active inventory: 449
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,006 high
• Mortgage (P&I): −$1,607
• Tax est. 1.5%: −$383 /mo · $4,596/yr
• Insurance: −$128
• HOA: −$2,880
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-2,623

Break-even live

Break-even rent $6,326

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,411	-5% $-2,517	+0% $-2,623	+5% $-2,729	+10% $-2,835
Rent	-10% $-2,860	-5% $-2,742	+0% $-2,623	+5% $-2,504	+10% $-2,385
Rate	-1.0pp $-2,469	-0.5pp $-2,545	base $-2,623	+0.5pp $-2,702	+1.0pp $-2,783

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: $76,600
• Closing costs: $9,192
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Heatherden Ave Fayetteville, GA	1.0–3.0	1.0–2.0	990	$1,640	$1.66	0d	32	0.46mi
200 2nd St Fayetteville, GA	2.0	1.0	595	$3,250	$5.46	43d	1	0.57mi
147 Central Ave Fayetteville, GA	1.0	1.0	612	$3,500	$5.72	10d	1	0.57mi
192 Breakspear Ln Fayetteville, GA	1.0	1.0	550	$2,495	$4.54	93d	1	0.57mi
110 Basil Way Fayetteville, GA	1.0	1.0	550	$3,000	$5.45	19d	1	0.61mi
167 Ravenhurst Ln Fayetteville, GA	2.0	1.5	1122	$3,500	$3.12	29d	1	0.62mi
180 High St Fayetteville, GA	2.0	2.0	950	$4,000	$4.21	15d	1	0.64mi
174 High St Fayetteville, GA	2.0	2.0	928	$4,500	$4.85	54d	1	0.65mi

Listing history 50 events

1. 2026-08-08
   days on market $306,399 Active 153 DOM
2. 2026-08-06
   days on market $306,399 Active 151 DOM
3. 2026-08-05
   days on market $306,399 Active 150 DOM
4. 2026-08-04
   days on market $306,399 Active 149 DOM
5. 2026-08-03
   days on market $306,399 Active 148 DOM
6. 2026-07-31
   days on market $306,399 Active 145 DOM
7. 2026-07-30
   days on market $306,399 Active 143 DOM
8. 2026-07-28
   days on market $306,399 Active 142 DOM
9. 2026-07-26
   days on market $306,399 Active 140 DOM
10. 2026-07-24
    days on market $306,399 Active 138 DOM
11. 2026-07-23
    days on market $306,399 Active 137 DOM
12. 2026-07-22
    days on market $306,399 Active 136 DOM
13. 2026-07-21
    days on market $306,399 Active 135 DOM
14. 2026-07-20
    days on market $306,399 Active 134 DOM
15. 2026-07-18
    days on market $306,399 Active 132 DOM
16. 2026-07-18
    days on market $306,399 Active 131 DOM
17. 2026-07-16
    days on market $306,399 Active 130 DOM
18. 2026-07-15
    days on market $306,399 Active 129 DOM
19. 2026-07-14
    days on market $306,399 Active 128 DOM
20. 2026-07-13
    days on market $306,399 Active 127 DOM
21. 2026-07-13
    days on market $306,399 Active 126 DOM
22. 2026-07-11
    days on market $306,399 Active 125 DOM
23. 2026-07-10
    days on market $306,399 Active 124 DOM
24. 2026-07-09
    days on market $306,399 Active 123 DOM
25. 2026-07-07
    days on market $306,399 Active 121 DOM
26. 2026-07-06
    days on market $306,399 Active 120 DOM
27. 2026-07-06
    days on market $306,399 Active 119 DOM
28. 2026-07-05
    days on market $306,399 Active 118 DOM
29. 2026-07-03
    days on market $306,399 Active 117 DOM
30. 2026-07-02
    days on market $306,399 Active 116 DOM
31. 2026-07-01
    days on market $306,399 Active 115 DOM
32. 2026-06-30
    days on market $306,399 Active 114 DOM
33. 2026-06-29
    days on market $306,399 Active 113 DOM
34. 2026-06-28
    days on market $306,399 Active 112 DOM
35. 2026-06-27
    days on market $306,399 Active 111 DOM
36. 2026-06-26
    days on market $306,399 Active 110 DOM
37. 2026-06-24
    days on market $306,399 Active 108 DOM
38. 2026-06-22
    days on market $306,399 Active 106 DOM
39. 2026-06-21
    days on market $306,399 Active 105 DOM
40. 2026-06-18
    days on market $306,399 Active 102 DOM
41. 2026-06-17
    days on market $306,399 Active 101 DOM
42. 2026-06-16
    days on market $306,399 Active 100 DOM
43. 2026-06-15
    days on market $306,399 Active 99 DOM
44. 2026-06-13
    days on market $306,399 Active 97 DOM
45. 2026-06-09
    days on market $306,399 Active 93 DOM
46. 2026-06-08
    days on market $306,399 Active 92 DOM
47. 2026-06-07
    days on market $306,399 Active 91 DOM
48. 2026-06-04
    days on market $306,399 Active 88 DOM
49. 2026-06-03
    days on market $306,399 Active 87 DOM
50. 2026-06-02
    days on market $306,399 Active 86 DOM

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

Taxation est. · year 1

• Rental income: $36,070
• − Mortgage interest: −$17,163
• − Property taxes: −$4,596
• − Insurance: −$1,532
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − HOA: −$34,560
• − Depreciation: −$8,913
• Taxable loss: −$36,466
• Est. tax savings @ 24.0%: +$8,752
• After-tax cash flow: $-22,723/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $4,150–$12,450 screening

This charming ranch-style home on a prime corner lot is in good condition with minimal repairs needed. It offers a good return on investment with updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers ↑
• Resale Bathroom fixtures — Upgraded bathroom fixtures enhance the home's appeal to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Cleveland Elementary School F GA #435/1,228 Nat'l #19,648/41,679 Middle Flat Rock Middle School D GA #103/470 Nat'l #4,622/14,009 High Sandy Creek High School F GA #104/424 Nat'l #10,333/17,239

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

B Composite livability gradescore 71/100

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

• Census place: Fayetteville, GA
• County: Fayette County · 120,914 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: 11% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-03-04 Listed $306,399 FMLS