24 Prestwick Dr · Fayetteville, GA 30215

$315,000

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 7 Days on market

Built 1998 0.37 ac lot Est $286k · 10% over $50/mo HOA · 2% 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).

• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this adorable stepless ranch nestled in a peaceful setting with green space both beside and across the street, offering added privacy and beautiful views. The private backyard is a true retreat, complete with mature landscaping, colorful flowers, and a lovely patio perfect for relaxing or entertaining. Inside, you'll love the functional split-bedroom floor plan designed for both comfort and privacy. The spacious living room features soaring vaulted ceilings, a cozy gas log fireplace, and direct access to the backyard patio. The open-concept living and dining areas create an inviting space for gatherings and everyday living. The beautifully updated kitchen has been recently r

Key facts

• Stepless ranch
• Private backyard
• Gas log fireplace

Tags

• STEPLESS RANCH
• PRIVATE BACKYARD
• MATURE LANDSCAPING
• SPLIT-BEDROOM FLOOR PLAN
• GAS LOG FIREPLACE
• UPDATED KITCHEN

Property features AI

Finance

• Other: Listing accepts multiple financing types including cash, conventional, FHA, VA, and 1031 exchange
• HOA & community: Homeowners association with annual fee (includes grounds maintenance)

Exterior

• Parking: Attached garage with garage door opener (kitchen level access)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available
• Home design: Single-family house; One level
• Construction: Built in 1998; Vinyl siding with stone accents; Composition roof; Slab foundation
• Exterior features: Patio; Corner lot; Gazebo; Resale condition; Community amenities include clubhouse, lake, playground, pool, street lights, tennis courts, and nearby shopping

Interior

• Kitchen: Breakfast area; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (main level); Double vanity
• Heating & cooling: Natural gas heating; Central electric air conditioning; Ceiling fans
• Interior features: Double vanity in bathrooms; High ceilings with tray and vaulted ceiling details; Split bedroom floor plan; Tile baths; Walk-in closets; Gas log fireplace with gas starter in the living room
• Laundry & utility: Mud room / laundry area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $24 ($290/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 $256k (18.8% below list).
• Recommended offer: $256k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+3.2%/yr); 306 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

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.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $255,923 (18.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $285,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Players Cir	0.09mi	3/2.0	1,587 (-8%)	8mo	$236,000	$149	76
11970 Fairway Overlook	0.26mi	3/2.0	1,748 (+2%)	11mo	$299,900	$172	76
11765 Fairway Overlook	0.25mi	3/2.0	1,616 (-6%)	8mo	$269,000	$166	72
11853 Fairway Overlook	0.30mi	3/2.0	1,595 (-7%)	9mo	$269,900	$169	66
509 Fielding Ct	0.54mi	3/2.0	1,807 (+5%)	4mo	$310,000	$172	63
12238 Cypress Way	0.51mi	3/2.5	1,768 (+3%)	8mo	$295,000	$167	63
12237 Cypress Ln	0.58mi	3/2.5	1,662 (-4%)	4mo	$275,000	$165	62
11853 Harbour Town Pkwy	0.31mi	4/2.5 (+1)	1,835 (+7%)	12mo	$269,000	$147	58
11937 Spring Lake Way	0.52mi	4/2.5 (+1)	1,786 (+4%)	8mo	$290,000	$162	56
12241 Cypress Way	0.54mi	3/2.5	1,608 (-7%)	8mo	$270,000	$168	55
11827 Spring Lake Way	0.56mi	4/2.5 (+1)	1,786 (+4%)	12mo	$289,900	$162	51
120 Fontaine Way	0.73mi	4/2.5 (+1)	1,928 (+12%)	1mo	$310,000	$161	38

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-49,007
• Equity at exit: $46,968

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-38,641
• Equity at exit: $27,235

Cash invested: $88,200 (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: 306
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,559 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$131
• HOA: −$50
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $24

Break-even live

Break-even rent $2,529

Max offer price $315,000

Occupancy floor 94%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11945 Harbour Town Pkwy Fayetteville, GA	4.0	3.5	1844	$2,220	$1.20	1d	1	0.15mi
11993 Red Ivy Ln Fayetteville, GA	4.0	2.5	2116	$2,700	$1.28	43d	1	0.17mi
12012 Red Ivy Ln Fayetteville, GA	3.0	2.0	1745	$2,000	$1.15	43d	1	0.18mi
11964 Red Ivy Ln Fayetteville, GA	4.0	2.0	2128	$2,295	$1.08	11d	1	0.21mi
11949 Fairway Overlook Fayetteville, GA	4.0	3.0	2166	$2,450	$1.13	24d	1	0.23mi
12245 Cypress Ln Fayetteville, GA	3.0	2.5	1582	$2,130	$1.35	5d	1	0.60mi
12264 Crestwood Ct Fayetteville, GA	4.0	2.5	2222	$2,249	$1.01	1d	1	0.64mi
162 Olympic Dr Fayetteville, GA	4.0	2.5	2220	$2,391	$1.08	1d	1	0.86mi
137 Odith Rd Fayetteville, GA	3.0	2.0	1875	$2,300	$1.23	1d	1	1.43mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gaslandscaping

Listing history 7 events

1. 2026-06-10
   status $315,000 Under Contract 7 DOM
2. 2026-06-09
   days on market $315,000 Active 7 DOM
3. 2026-06-08
   days on market $315,000 Active 6 DOM
4. 2026-06-07
   pricestatusdays on market $315,000 Active 5 DOM
5. 2026-06-04
   days on market $309,900 New 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $309,900 New 1 DOM

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$924/yr (+$77/mo · 46.8%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 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: $30,711
• − Mortgage interest: −$17,645
• − Property taxes: −$1,974
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − HOA: −$600
• − Depreciation: −$9,164
• Taxable loss: −$5,160
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $1,529/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

1 event — show timeline

• 2026-06-02 Listed $309,900 GAMLS

Property tax history

+2.6%/yr

Latest (2025): $1,974 · -51.3% YoY. Source: county tax records.