220 Farr Lake Dr · Tyrone, GA 30290

$449,900

3 bd · 4.0 ba · 2,018 sqft · SingleFamily public records · 7 Days on market

Built 1999 1.00 ac lot Est $410k · 10% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BR, 2.5 BA STUCCO FRONT HM. LARGE LOT W/ PRIVATE BACK- YARD & OUTBLDG. FEATURES SPLIT BR FLOOR PLAN, FRML DR. OFFICE & SPACIOUS KITCHEN. FOR MORE INFO & TO MAKE OFFER

Key facts

• Formal dining room
• Corian countertops
• Crown molding

Tags

• CROWN MOLDING
• ENGINEERED HARDWOOD FLOORING
• FORMAL DINING ROOM
• WELL-APPOINTED KITCHEN
• CORIAN COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Septic tank sewer; Cable available; Underground utilities
• Home design: Single-family house; One level
• Construction: Built in 1999; Aluminum siding, stucco, and vinyl siding; Composition roof; Slab foundation; Double-pane windows
• Exterior features: Porch (screened); Backyard fencing; Spa (bath); Outbuilding; Private lot (1 acre)

Interior

• Kitchen: Breakfast bar; Pantry; Solid surface counters; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile; Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Double vanity; Tray ceilings; Entrance foyer; Vaulted ceilings; Factory-built fireplace with gas starter
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $450k).
• Cap rate 15.0% vs local median 3.4% in Tyrone — 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 79/100 on livability (#13 in GA, #2,017 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; 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: Crabapple Lane Elementary School (math 62% / reading 62%, grade B, #111 of 1,228 statewide, top 9%, 596 students, 13% 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).
• Market conditions: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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 $153k; list at $450k implies a 194% 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 $449,900

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: 1.67% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $409,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Chimney Springs Rd	0.17mi	3/2.5	2,310 (+14%)	2mo	$550,000	$238	61
210 Farr Lake Dr	0.02mi	4/2.5 (+1)	2,237 (+11%)	12mo	$499,900	$223	60
215 Farr Lake Dr	0.18mi	4/2.5 (+1)	2,218 (+10%)	13mo	$430,000	$194	54
771 Tyrone Rd	0.39mi	3/2.5	1,922 (-5%)	21mo	$320,000	$166	50
250 E Crestwood Rd E	0.65mi	4/2.5 (+1)	2,072 (+3%)	8mo	$400,000	$193	48
147 Kristie Ln	0.64mi	3/2.5	2,148 (+6%)	17mo	$549,000	$256	40
140 Tramore Trce	0.63mi	3/2.0	2,100 (+4%)	21mo	$454,000	$216	38
440 Anthony Dr	0.52mi	4/2.5 (+1)	1,920 (-5%)	23mo	$407,000	$212	38
150 Tramore Trce	0.64mi	3/2.5	2,269 (+12%)	8mo	$420,000	$185	37
360 Michael Rd	0.61mi	3/2.5	2,219 (+10%)	18mo	$450,000	$203	34
430 Anthony Dr	0.51mi	4/2.5 (+1)	2,257 (+12%)	22mo	$399,900	$177	27
235 Julie Rd Unit 2 ACRES	0.73mi	3/2.5	2,255 (+12%)	23mo	$450,000	$200	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.07×
• Total profit: $134,184
• Equity at exit: $67,082

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $383,069
• Equity at exit: $38,899

Cash invested: $125,972 (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 30290

• Home prices YoY: -25.8%
• Active inventory: 74
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $3,254

Break-even live

Break-even rent $3,381

Max offer price $449,900

Occupancy floor 52%

Sensitivity live

Price	-10% $3,509	-5% $3,381	+0% $3,254	+5% $3,127	+10% $2,999
Rent	-10% $2,661	-5% $2,958	+0% $3,254	+5% $3,550	+10% $3,846
Rate	-1.0pp $3,480	-0.5pp $3,368	base $3,254	+0.5pp $3,137	+1.0pp $3,019

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Farr Lake Dr Tyrone, GA	4.0	3.0	2683	$7,500	$2.80	45d	1	0.13mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $449,900 Under Contract 7 DOM
2. 2026-06-09
   days on market $449,900 New 4 DOM
3. 2026-06-08
   days on market $449,900 New 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $449,900 New 2 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: $1,492 · $124/mo
• Projected year-2 tax: $4,139 · $345/mo
• Expected delta: +$2,647/yr (+$221/mo · 177.5%)

ⓘ 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 ≥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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$25,201
• − Property taxes: −$1,492
• − Insurance: −$2,250
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$13,088
• Taxable income: $33,569
• Est. tax owed @ 24.0%: −$8,057
• After-tax cash flow: $30,990/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 — Tyrone

• Score: 79/100
• State rank: #13
• US rank: #2017

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyrone, GA
• City population: 9,083
• Population (ZIP): 9,083

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 0.59)
• Race & ethnicity: White 57% Black 28% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Dominican 2%
• Common ancestry: Italian 2% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -84.69%
• Current HPI: 243.293
• Rent YoY: —
• Metro: —
• 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

+157.1% since first listed

6 events — show timeline

• 2026-06-04 Listed $449,900 GAMLS
• 2014-09-29 Price Changed $153,000 GAMLS
• 2012-11-02 Sold (MLS) $153,000 GAMLS
• 2012-09-18 Listing Removed — GAMLS
• 2012-09-18 Price Changed $175,000 GAMLS
• 2012-09-07 Listed $175,000 GAMLS

Property tax history

-3.4%/yr

Latest (2025): $1,492 · +2.4% YoY. Source: county tax records.