225 Butterfield Ln · Fayetteville, GA 30214

$475,000

4 bd · 4.0 ba · 2,760 sqft · SingleFamily public records · 44 Days on market

Built 1995 1.00 ac lot $172/sqft · at area comps Est $466k · at est.

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +6.6/15.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Beautiful immaculately cared for house in a very desirable area. Upon entering the front door the welcoming floor plan has plenty of natural light, hardwood flooring throughout most the main level and a warm home like feel. The dining room allows for great flow when entertaining to the kitchen. The kitchen has beautiful oak cabinets with granite counters, gas cooktop and is large enough to add an island. The breakfast area is overlooking the park-like backyard perfect for morning coffee. The family room is open with a large brick fireplace and access to the maintenance free deck and large backyard. The owner's suite is located on the main floor with an updated spa like owner's bath inc

Key facts

• Hardwood flooring
• Gas cooktop
• Oak cabinets

Tags

• HARDWOOD FLOORING
• OAK CABINETS
• GRANITE COUNTERS
• GAS COOKTOP
• MAINTENANCE FREE DECK
• BRICK FIREPLACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage with space for 2 vehicles
• Utilities: Public water; Septic tank; Electricity available; Natural gas available; High-speed internet available; Sewer connected
• Home design: Single-family house; Two levels; Resale property
• Construction: Built in 1995; Brick construction; Composition roof; Full unfinished basement
• Exterior features: Private lot

Interior

• Kitchen: Cooktop; Double oven; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms total (1 bedroom on the main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Tile bath; Entrance foyer; Walk-in closets; Fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $872 ($10k/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 $469k (1.3% below list).
• Recommended offer: $461k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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); 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $4,688/mo this rent would consume 63% 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 $3k of loan paydown is wiped out by about $14k 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 44 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; list at $475k implies a 83% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $465,509
• List price: $475,000
• Delta: 2.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Butterfield Ln	0.17mi	4/2.5	2,705 (-2%)	11mo	$520,000	$192	74
120 Blackberry Run	0.07mi	5/3.5 (+1)	2,362 (-14%)	9mo	$405,000	$171	58
140 Butterfield Ln	0.21mi	4/2.5	3,148 (+14%)	22mo	$475,900	$151	43
120 Couch Ct	0.69mi	5/4.0 (+1)	3,162 (+15%)	3mo	$405,000	$128	36
210 Mackenzie Ln	0.68mi	4/3.5	2,443 (-12%)	24mo	$479,000	$196	28

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-15,452
• Equity at exit: $70,824

10-year hold

• IRR: 7.9%
• Equity multiple: 1.63×
• Total profit: $83,211
• Equity at exit: $41,069

Cash invested: $133,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $4,688 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $872

Break-even live

Break-even rent $3,583

Max offer price $475,000

Occupancy floor 76%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Butterfield Ln Fayetteville, GA	3.0	2.5	2530	$4,500	$1.78	22d	1	0.28mi
210 Mackenzie Ln Fayetteville, GA	4.0	3.5	2443	$7,500	$3.07	4d	1	0.70mi
839 Sandy Creek Rd Fayetteville, GA	4.0	2.5	3500	$4,000	$1.14	10d	1	1.17mi
1061 Highway 92 N Fayetteville, GA	3.0	2.5	2697	$5,800	$2.15	43d	1	1.49mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $475,000 Under Contract 44 DOM
2. 2026-06-09
   days on market $475,000 Active 42 DOM
3. 2026-06-08
   days on market $475,000 Active 41 DOM
4. 2026-06-07
   days on market $475,000 Active 40 DOM
5. 2026-06-04
   days on market $475,000 Active 37 DOM
6. 2026-06-03
   days on market $475,000 Active 36 DOM
7. 2026-06-02
   days on market $475,000 Active 35 DOM
8. 2026-06-01
   days on market $475,000 Active 34 DOM
9. 2026-05-31
   days on market $475,000 Active 33 DOM
10. 2026-04-28
    historical
11. 2026-02-03
    historical
12. 2025-11-20
    listed $475,000 New
13. 2025-11-20
    listed $520,000 New
14. 2025-11-20
    listed $520,000 New
15. 2003-01-30
    soldstatus $260,000
16. 1995-03-21
    soldstatus $169,900

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $4,370 · $364/mo
• Expected delta: +$2,665/yr (+$222/mo · 156.3%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 18 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: $56,253
• − Mortgage interest: −$26,607
• − Property taxes: −$1,705
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,500
• − Management: −$4,500
• − Depreciation: −$13,818
• Taxable income: $2,747
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $9,809/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

+206.1% since first listed

8 events — show timeline

• 2026-06-11 Pending — GAMLS
• 2026-04-28 Listing Removed — GAMLS
• 2026-02-03 Listing Removed — GAMLS
• 2025-11-20 Listed $520,000 GAMLS
• 2025-11-20 Listed $520,000 GAMLS
• 2025-11-20 Listed $475,000 GAMLS
• 2003-01-30 Sold (Public Records) $260,000 Public Records
• 1995-03-21 Sold (Public Records) $169,900 Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,705 · -1.2% YoY. Source: county tax records.