286 Little Vine Church Ro · Fairfield Plantation, GA 30180

$229,900

4 bd · 2.0 ba · 1,475 sqft · Land · 37 Days on market

Built 2026 1.00 ac lot

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to affordable living with modern conveniences in this brand-new Clayton TRU mobile home on a full acre. This four-bedroom, two-bath home is nestled on a private lot, perfect for enjoying outdoor living or future improvements. Inside you'll find an open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

Key facts

• Private lot
• Ensuite bath
• Minutes from schools

Tags

• PRIVATE LOT
• OPEN-CONCEPT FLOORPLAN
• ENERGY-EFFICIENT FEATURES
• PRIVATE PRIMARY SUITE
• ENSUITE BATH
• MINUTES FROM SCHOOLS

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Water available
• Home design: Double wide mobile home; One level; New construction; Block foundation; Facing composition roof
• Construction: Vinyl siding; Composition roof; Block foundation; Built as new construction
• Exterior features: Private yard; Deck

Interior

• Kitchen: Breakfast bar; Kitchen island; Dishwasher; Electric range; Refrigerator
• Bedrooms: Four bedrooms on the main level; Primary suite on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry room; Hall laundry access

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,862.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (3.6% below list).
• Recommended offer: $222k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 F — 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.
• Zoned schools: Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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.
• 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 37 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $230k implies a 1050% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,521 (3.6% 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 37 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $295,862
• List price: $229,900
• Delta: -22.29%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.18×
• Total profit: $-67,958
• Equity at exit: $44,114

10-year hold

• IRR: -21.1%
• Equity multiple: -0.07×
• Total profit: $-88,416
• Equity at exit: $25,581

Cash invested: $82,841 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 653
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$1,552
• Tax est. 1.5%: −$370 /mo · $4,438/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-295

Break-even live

Break-even rent $2,588

Max offer price $253,231

Occupancy floor —

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: $73,965
• Closing costs: $8,876
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Barton Ln Villa Rica, GA	3.0	2.0	1050	$1,545	$1.47	5d	1	0.21mi
106 Barton Ln Villa Rica, GA	3.0	2.0	1050	$1,545	$1.47	1d	1	0.21mi

Listing history 19 events

1. 2026-06-18
   days on market $229,900 Active 37 DOM
2. 2026-06-17
   days on market $229,900 Active 36 DOM
3. 2026-06-16
   days on market $229,900 Active 35 DOM
4. 2026-06-15
   days on market $229,900 Active 34 DOM
5. 2026-06-13
   days on market $229,900 Active 32 DOM
6. 2026-06-09
   days on market $229,900 Active 28 DOM
7. 2026-06-08
   days on market $229,900 Active 27 DOM
8. 2026-06-07
   statusdays on market $229,900 Active 26 DOM
9. 2026-06-04
   days on market $229,900 Active Under Contract 23 DOM
10. 2026-06-03
    days on market $229,900 Active Under Contract 22 DOM
11. 2026-06-02
    days on market $229,900 Active Under Contract 21 DOM
12. 2026-06-02
    status $229,900 Active Under Contract 20 DOM
13. 2026-06-01
    days on market $229,900 Active 20 DOM

    Show marketing remark (584 chars)

    Welcome to affordable living with modern conveniences in this brand-new Clayton TRU mobile home on a full acre. This four-bedroom, two-bath home is nestled on a private lot, perfect for enjoying outdoor living or future improvements. Inside you'll find an open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

14. 2026-05-31
    days on market $229,900 Active 19 DOM
15. 2026-05-18
    price $229,900 584-char remark

    Show marketing remark (584 chars)

    Welcome to affordable living with modern conveniences in this brand-new Clayton TRU mobile home on a full acre. This four-bedroom, two-bath home is nestled on a private lot, perfect for enjoying outdoor living or future improvements. Inside you'll find an open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

16. 2026-05-18
    price $229,900 584-char remark

    Show marketing remark (584 chars)

    Welcome to affordable living with modern conveniences in this brand-new Clayton TRU mobile home on a full acre. This four-bedroom, two-bath home is nestled on a private lot, perfect for enjoying outdoor living or future improvements. Inside you'll find an open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

17. 2026-05-12
    listed $249,900 New 584-char remark

    Show marketing remark (584 chars)

    Welcome to affordable living with modern conveniences in this brand-new Clayton TRU mobile home on a full acre. This four-bedroom, two-bath home is nestled on a private lot, perfect for enjoying outdoor living or future improvements. Inside you'll find an open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

18. 2026-05-12
    listed $249,900 Active 584-char remark

    Show marketing remark (584 chars)

    Welcome to affordable living with modern conveniences in this brand-new Clayton TRU mobile home on a full acre. This four-bedroom, two-bath home is nestled on a private lot, perfect for enjoying outdoor living or future improvements. Inside you'll find an open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

19. 2026-02-25
    soldstatus $20,000

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 17 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: $26,583
• − Mortgage interest: −$16,573
• − Property taxes: −$4,438
• − Insurance: −$1,479
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$8,607
• Taxable loss: −$8,768
• Est. tax savings @ 24.0%: +$2,104
• After-tax cash flow: $-1,431/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): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+1049.5% since first listed

9 events — show timeline

• 2026-06-05 Relisted — GAMLS
• 2026-06-05 Relisted — FMLS
• 2026-06-01 Pending — GAMLS
• 2026-06-01 Contingent — FMLS
• 2026-05-18 Price Changed $229,900 FMLS
• 2026-05-18 Price Changed $229,900 GAMLS
• 2026-05-12 Listed $249,900 FMLS
• 2026-05-12 Listed $249,900 GAMLS
• 2026-02-25 Sold (Public Records) $20,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $185 · -1.1% YoY. Source: county tax records.