210 Heritage Farm Ln · Fayetteville, GA 30215

$405,000

5 bd · 3.0 ba · 2,376 sqft · SingleFamily public records · 41 Days on market

Built 1982 1.03 ac lot $170/sqft · 24% below area Est $531k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +5.1/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Photos coming soon! Tucked at the end of a quiet cul-de-sac, this approximately 2,376 square foot home sits on 1.03 acres and offers peaceful lake views and a layout designed for real life. Whether you're having morning coffee in the eat-in kitchen's bay window or unwinding on the back deck off the dining room, the water is always the backdrop. Out back, you'll find a fenced area ideal for dogs and a renovated lakeside shed that works equally well as a she-shed or equipment storage. Inside, the main level flows from a formal living room, through the dining room and kitchen, into a warm family room with a fireplace and a convenient half bath for guests. LVP flooring runs throughout, and much of the interior has been freshly painted, giving the home a clean, move-in ready feel. The ground-level mother-in-law suite is a true standout - private, spacious, and complete with a full bathroom and generous closet. It's a perfect setup for multi-generational living, a teen suite, or visiting guests who need their own space. The laundry room and an oversized 2-car garage round out the lower level. Practical upgrades matter here too: a high-end HVAC system installed in 2025 comes with a built-in dehumidifier and air cleaner. The location quietly delivers. You're just 2.9 miles from Trilith - the walkable town center with chef-driven restaurants, boutique shops, Trilith LIVE entertainment venue, and regular community events. Fayette Pavilion with its wide range of shopping and dining is minutes away, and I-85 access makes Atlanta an easy commute when you need it. It's a quiet, well-cared-for property with room to grow - and a view that makes it hard to leave.

Key facts

• Fenced area
• Lake views
• High-end hvac system

Tags

• LAKE VIEWS
• FENCED AREA
• RENOVATED LAKESIDE SHED
• HIGH-END HVAC SYSTEM
• WALKABLE TOWN CENTER
• QUIET PROPERTY

Property features AI

Finance

• Other: Subdivision: Heritage Farms II; Address: 210 Heritage Farm Lane, Fayetteville, GA 30215
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water available; Septic tank; Water and sewer available
• Home design: Single-family residence (house); Resale property; Built in 1982
• Construction: Vinyl siding; Roof: Other; Building area 2376 (public records)
• Exterior features: Lot approximately 1.03 acres; Lot features: Other

Interior

• Kitchen: Appliances: Other
• Bedrooms: 5 bedrooms total; 1 bedroom on the lower level
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms and 1 half bathroom (4 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One and one-half level layout; Fireplace (1)
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $57 ($682/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 $344k (14.9% below list).
• Recommended offer: $344k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% 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: Cleveland Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 419 students, 45% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL) — zoned schools average 49% FRL vs 21% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 56% district-wide (-18 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 (+3.2%/yr); 310 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($118k/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 $3k of loan paydown is wiped out by about $12k 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 41 days — a 3% lower offer ($393k) 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 $169k; list at $405k implies a 140% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $344,491 (14.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $530,808
• List price: $405,000
• Delta: -23.70%
• 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
210 Heritage Farm Ln	0.00mi	5/3.5	2,376 (0%)	0mo	$375,000	$158	98
200 Huiet Dr	0.44mi	4/3.0 (-1)	2,240 (-6%)	19mo	$1,065,000	$475	50

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-61,276
• Equity at exit: $60,387

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-45,673
• Equity at exit: $35,017

Cash invested: $113,400 (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: 310
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,445 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$372 /mo · $4,465/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $57

Break-even live

Break-even rent $3,373

Max offer price $405,000

Occupancy floor 93%

Sensitivity live

Price	-10% $286	-5% $171	+0% $57	+5% $-58	+10% $-172
Rent	-10% $-215	-5% $-79	+0% $57	+5% $193	+10% $329
Rate	-1.0pp $261	-0.5pp $160	base $57	+0.5pp $-48	+1.0pp $-155

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Blue Point Pkwy Fayetteville, GA	4.0	3.5	3295	$3,750	$1.14	45d	1	0.53mi
305 Sunderland Cir Fayetteville, GA	4.0	2.5	2587	$3,650	$1.41	0d	1	0.85mi
111 Beaverbrook Ln Fayetteville, GA	4.0	2.5	2284	$3,129	$1.37	18d	1	1.03mi
309 Hambrick Park Fayetteville, GA	4.0	3.5	2866	$2,795	$0.98	0d	1	1.09mi
326 Hambrick Park Fayetteville, GA	4.0	3.0	3008	$2,901	$0.96	0d	1	1.24mi
163 Old Norton Rd Fayetteville, GA	4.0	2.5	2870	$2,495	$0.87	45d	1	1.37mi
163 Old Norton Rd Fayetteville, GA	4.0	2.5	2870	$2,595	$0.90	6d	1	1.37mi
163 Old Norton Rd Fayetteville, GA	4.0	2.5	2870	$2,595	$0.90	2d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   statusdays on marketlisting id $405,000 Active 41 DOM
2. 2026-06-13
   statusdays on market $405,000 Under Contract 36 DOM
3. 2026-06-09
   days on market $405,000 Active 33 DOM
4. 2026-06-08
   days on market $405,000 Active 32 DOM
5. 2026-06-07
   days on market $405,000 Active 31 DOM
6. 2026-06-04
   days on market $405,000 Active 28 DOM
7. 2026-06-03
   days on market $405,000 Active 27 DOM
8. 2026-06-02
   days on market $405,000 Active 26 DOM
9. 2026-06-01
   days on market $405,000 Active 25 DOM
10. 2026-05-31
    days on market $405,000 Active 24 DOM
11. 2026-05-08
    listed $420,000 Active 1674-char remark

    Show marketing remark (1674 chars)

    Photos coming soon! Tucked at the end of a quiet cul-de-sac, this approximately 2,376 square foot home sits on 1.03 acres and offers peaceful lake views and a layout designed for real life. Whether you're having morning coffee in the eat-in kitchen's bay window or unwinding on the back deck off the dining room, the water is always the backdrop. Out back, you'll find a fenced area ideal for dogs and a renovated lakeside shed that works equally well as a she-shed or equipment storage. Inside, the main level flows from a formal living room, through the dining room and kitchen, into a warm family room with a fireplace and a convenient half bath for guests. LVP flooring runs throughout, and much of the interior has been freshly painted, giving the home a clean, move-in ready feel. The ground-level mother-in-law suite is a true standout - private, spacious, and complete with a full bathroom and generous closet. It's a perfect setup for multi-generational living, a teen suite, or visiting guests who need their own space. The laundry room and an oversized 2-car garage round out the lower level. Practical upgrades matter here too: a high-end HVAC system installed in 2025 comes with a built-in dehumidifier and air cleaner. The location quietly delivers. You're just 2.9 miles from Trilith - the walkable town center with chef-driven restaurants, boutique shops, Trilith LIVE entertainment venue, and regular community events. Fayette Pavilion with its wide range of shopping and dining is minutes away, and I-85 access makes Atlanta an easy commute when you need it. It's a quiet, well-cared-for property with room to grow - and a view that makes it hard to leave.

12. 2026-05-08
    listed $420,000 New 1703-char remark

    Show marketing remark (1674 chars)

    Photos coming soon! Tucked at the end of a quiet cul-de-sac, this approximately 2,376 square foot home sits on 1.03 acres and offers peaceful lake views and a layout designed for real life. Whether you're having morning coffee in the eat-in kitchen's bay window or unwinding on the back deck off the dining room, the water is always the backdrop. Out back, you'll find a fenced area ideal for dogs and a renovated lakeside shed that works equally well as a she-shed or equipment storage. Inside, the main level flows from a formal living room, through the dining room and kitchen, into a warm family room with a fireplace and a convenient half bath for guests. LVP flooring runs throughout, and much of the interior has been freshly painted, giving the home a clean, move-in ready feel. The ground-level mother-in-law suite is a true standout - private, spacious, and complete with a full bathroom and generous closet. It's a perfect setup for multi-generational living, a teen suite, or visiting guests who need their own space. The laundry room and an oversized 2-car garage round out the lower level. Practical upgrades matter here too: a high-end HVAC system installed in 2025 comes with a built-in dehumidifier and air cleaner. The location quietly delivers. You're just 2.9 miles from Trilith - the walkable town center with chef-driven restaurants, boutique shops, Trilith LIVE entertainment venue, and regular community events. Fayette Pavilion with its wide range of shopping and dining is minutes away, and I-85 access makes Atlanta an easy commute when you need it. It's a quiet, well-cared-for property with room to grow - and a view that makes it hard to leave.

13. 2026-05-06
    historical $420,000 1703-char remark
14. 2010-03-11
    soldstatus $168,800
15. 1982-07-01
    soldstatus $65,000

ⓘ 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: $4,465 · $372/mo
• Projected year-2 tax: $4,465 · $372/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $41,339
• − Mortgage interest: −$22,686
• − Property taxes: −$4,465
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,307
• − Management: −$3,307
• − Depreciation: −$11,782
• Taxable loss: −$6,233
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $2,178/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): 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

+523.1% since first listed

8 events — show timeline

• 2026-06-12 Pending — GAMLS
• 2026-05-27 Price Changed $405,000 CBOR
• 2026-05-27 Price Changed $405,000 GAMLS
• 2026-05-08 Listed $420,000 CBOR
• 2026-05-08 Listed $420,000 GAMLS
• 2026-05-06 Coming Soon $420,000 GAMLS
• 2010-03-11 Sold (Public Records) $168,800 Public Records
• 1982-07-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,465 · +8.0% YoY. Source: county tax records.