105 Woodsong Ct · Fayetteville, GA 30214

$358,999

4 bd · 4.0 ba · 2,360 sqft · SingleFamily public records · 22 Days on market

Built 1986 5,823 sqft lot Est $451k · 20% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.1/10.0
• 1% rule +4.7/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac in Fayetteville, this spacious home offers a comfortable layout with plenty of room to live, work, and entertain. The interior features generous living spaces, a functional kitchen with ample cabinetry and prep space, and well-sized bedrooms filled with natural light. The primary suite provides a private retreat, while the backyard offers space for outdoor gatherings, recreation, or future personalization. Conveniently located near shopping, dining, parks, and major commuter routes with easy access to everything Fayette County has to offer.

Key facts

• Functional kitchen
• Easy access
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• FUNCTIONAL KITCHEN
• PRIVATE RETREAT
• OUTDOOR GATHERINGS
• EASY ACCESS

Property features AI

Exterior

• Parking: Two-car garage; Driveway parking; Also offers open parking
• Utilities: Water: other; Electric: other; Sewer: other; Utilities: other
• Home design: Two levels; Brick-front exterior; Resale condition; Slab foundation; Composition roof
• Construction: Brick front construction; Composition roof; Slab foundation
• Exterior features: Deck; Located on a cul-de-sac (Woodsong Ct)

Interior

• Kitchen: Stain-finished cabinets; Eat-in kitchen; Solid surface countertops; Open view to family room; Dishwasher; Gas range; Refrigerator
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9-foot ceilings on main level; One fireplace located in the family room; No shared/common walls; Unfinished basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $400 ($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 $348k (3.0% below list).
• Recommended offer: $348k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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); Fayette County High School (math 15% / reading 42%, grade F, #149 of 424 statewide, top 35%, 1,368 students, 46% FRL) — zoned schools average 53% FRL vs 21% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 56% district-wide (-23 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• At $3,482/mo this rent would consume 46% 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 $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 22 days — a 2% lower offer ($354k) 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.
• Current owner paid $225k; list at $359k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,165 (3.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $450,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Ken Cir	0.25mi	3/2.5 (-1)	2,115 (-10%)	4mo	$415,000	$196	57
606 Ginger Cake Rd	0.48mi	4/2.5	2,619 (+11%)	14mo	$499,000	$191	42
115 Fernway Dr	0.70mi	3/2.5 (-1)	2,509 (+6%)	11mo	$425,000	$169	37
105 Ginger Cake Dr	0.65mi	3/2.0 (-1)	2,500 (+6%)	16mo	$365,000	$146	33

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-28,143
• Equity at exit: $53,528

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $27,474
• Equity at exit: $31,040

Cash invested: $100,520 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,482 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $400

Break-even live

Break-even rent $2,975

Max offer price $358,999

Occupancy floor 84%

Sensitivity live

Price	-10% $603	-5% $502	+0% $400	+5% $298	+10% $197
Rent	-10% $125	-5% $263	+0% $400	+5% $538	+10% $675
Rate	-1.0pp $581	-0.5pp $491	base $400	+0.5pp $307	+1.0pp $212

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Woodsong Dr Fayetteville, GA	3.0	2.5	2440	$3,500	$1.43	44d	1	0.07mi
747 Ginger Cake Rd Fayetteville, GA	3.0	2.0	2300	$2,500	$1.09	44d	1	0.97mi
315 Whitney Way Fayetteville, GA	3.0	2.0	1764	$2,090	$1.18	19d	1	1.12mi
185 Eli Run Fayetteville, GA	3.0	2.0	1600	$2,020	$1.26	44d	1	1.25mi
255 Squire Ln Fayetteville, GA	5.0	4.0	2659	$2,900	$1.09	44d	1	1.41mi
160 4th St Fayetteville, GA	4.0	3.0	2464	$5,600	$2.27	20d	1	1.45mi
580 Heatherden Ave Fayetteville, GA	3.0	2.5	1891	$4,500	$2.38	19d	1	1.46mi
1061 Highway 92 N Fayetteville, GA	3.0	2.5	2697	$5,800	$2.15	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $358,999 Active 22 DOM
2. 2026-06-17
   price $358,999 Active 21 DOM
3. 2026-06-17
   days on market $364,900 Active 21 DOM
4. 2026-06-16
   days on market $364,900 Active 20 DOM
5. 2026-06-15
   days on market $364,900 Active 19 DOM
6. 2026-06-13
   days on market $364,900 Active 17 DOM
7. 2026-06-09
   days on market $364,900 Active 13 DOM
8. 2026-06-08
   days on market $364,900 Active 12 DOM
9. 2026-06-07
   days on market $364,900 Active 11 DOM
10. 2026-06-04
    days on market $364,900 Active 8 DOM
11. 2026-06-03
    days on market $364,900 Active 7 DOM
12. 2026-06-02
    days on market $364,900 Active 6 DOM
13. 2026-06-01
    days on market $364,900 Active 5 DOM
14. 2026-05-31
    days on market $364,900 Active 4 DOM
15. 2026-05-27
    listed $364,900 Active

    Show marketing remark (580 chars)

    Tucked away on a quiet cul-de-sac in Fayetteville, this spacious home offers a comfortable layout with plenty of room to live, work, and entertain. The interior features generous living spaces, a functional kitchen with ample cabinetry and prep space, and well-sized bedrooms filled with natural light. The primary suite provides a private retreat, while the backyard offers space for outdoor gatherings, recreation, or future personalization. Conveniently located near shopping, dining, parks, and major commuter routes with easy access to everything Fayette County has to offer.

16. 2026-05-27
    listed $364,900 New 580-char remark

    Show marketing remark (580 chars)

    Tucked away on a quiet cul-de-sac in Fayetteville, this spacious home offers a comfortable layout with plenty of room to live, work, and entertain. The interior features generous living spaces, a functional kitchen with ample cabinetry and prep space, and well-sized bedrooms filled with natural light. The primary suite provides a private retreat, while the backyard offers space for outdoor gatherings, recreation, or future personalization. Conveniently located near shopping, dining, parks, and major commuter routes with easy access to everything Fayette County has to offer.

17. 2021-07-05
    soldstatus $225,100

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $3,819 · $318/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $41,780
• − Mortgage interest: −$20,110
• − Property taxes: −$3,819
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,342
• − Management: −$3,342
• − Depreciation: −$10,444
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $5,058/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

+62.1% since first listed

3 events — show timeline

• 2026-05-27 Listed $364,900 GAMLS
• 2026-05-27 Listed $364,900 FMLS
• 2021-07-05 Sold (Public Records) $225,100 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,819 · +9.1% YoY. Source: county tax records.