115 Kings Ridge Dr · Peachtree City, GA 30269

$316,999

4 bd · 2.0 ba · 1,976 sqft · SingleFamily public records · 74 Days on market

Built 1973 1,145 sqft lot $160/sqft · at area comps Est $326k · at est.

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +8.7/15.0
• Schools +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city's extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

Key facts

• Comfortable layout
• Outdoor space
• Scenic surroundings

Tags

• SCENIC SURROUNDINGS
• COMFORTABLE LAYOUT
• WELCOMING LIVING SPACE
• OUTDOOR SPACE
• EASY ACCESS TO LOCAL AMENITIES
• RESIDENTIAL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-3 ($-31/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (16.2% below list).
• Recommended offer: $265k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.1% in Peachtree City — 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 74/100 on livability (#34 in GA, #4,385 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Kedron Elementary School (math 66% / reading 65%, grade B+, #87 of 1,228 statewide, top 7%, 716 students, 18% FRL); J.C. Booth Middle School (math 66% / reading 72%, grade A, #17 of 470 statewide, top 4%, 1,160 students, 17% FRL); Mcintosh High School (math 46% / reading 62%, grade C-, #23 of 424 statewide, top 5%, 1,695 students, 12% FRL).
• Market conditions: Rents soft (-1.0%/yr); 302 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 74 days — a 6% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $38k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $265,493 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $325,902
• List price: $316,999
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Wynnmeade Pkwy	0.11mi	4/2.0	1,900 (-4%)	2mo	$475,000	$250	87
109 Kings Ridge Dr	0.05mi	3/2.0 (-1)	1,966 (-0%)	18mo	$325,000	$165	77
121 St Albans Way	0.51mi	4/3.0	1,980 (+0%)	12mo	$495,000	$250	62
264 Turnbridge Cir	0.58mi	4/2.0	1,860 (-6%)	5mo	$465,000	$250	59
240 Turnbridge Cir	0.67mi	4/2.0	1,858 (-6%)	2mo	$450,000	$242	58
406 Abbey Rd	0.42mi	4/2.5	1,880 (-5%)	16mo	$325,000	$173	57
288 Turnbridge Cir	0.45mi	4/3.0	1,826 (-8%)	8mo	$505,000	$277	55
103 ST Albans Way	0.45mi	4/2.0	1,803 (-9%)	13mo	$495,000	$275	54
505 Hollen Ct	0.55mi	4/2.0	1,777 (-10%)	9mo	$430,000	$242	50
278 Turnbridge Cir	0.48mi	3/2.0 (-1)	1,892 (-4%)	20mo	$429,000	$227	49
252 Turnbridge Cir	0.64mi	3/3.0 (-1)	2,076 (+5%)	14mo	$477,000	$230	41
409 St Dunstans Ct	0.55mi	4/2.5	2,268 (+15%)	12mo	$510,000	$225	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-59,327
• Equity at exit: $47,266

10-year hold

• IRR: -20.2%
• Equity multiple: 0.08×
• Total profit: $-82,004
• Equity at exit: $27,408

Cash invested: $88,760 (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 30269

• Rents YoY: -1.0%
• Active inventory: 302
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$306 /mo · $3,666/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-3

Break-even live

Break-even rent $2,658

Max offer price $316,546

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $87	+0% $-3	+5% $-92	+10% $-182
Rent	-10% $-212	-5% $-107	+0% $-3	+5% $102	+10% $207
Rate	-1.0pp $157	-0.5pp $78	base $-3	+0.5pp $-85	+1.0pp $-168

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Wynnmeade Pkwy Peachtree City, GA	3.0	2.0	1418	$2,131	$1.50	0d	1	0.17mi
323 Evesham Ave Peachtree City, GA	4.0	2.5	2266	$3,350	$1.48	19d	1	0.46mi
269 Turnbridge Cir Peachtree City, GA	4.0	2.5	1704	$2,850	$1.67	0d	1	0.46mi
100 Merrick Dr Peachtree City, GA	1.0–3.0	1.0–2.0	1083	$2,289	$2.11	0d	10	0.54mi
208 Turnbridge Cir Peachtree City, GA	4.0	3.0	1824	$2,950	$1.62	45d	1	0.55mi
212 Turnbridge Cir Peachtree City, GA	3.0	2.0	1559	$2,500	$1.60	7d	1	0.57mi
214 Turnbridge Cir Peachtree City, GA	3.0	2.5	2193	$2,345	$1.07	45d	1	0.58mi
700 S Fairfield Dr Peachtree City, GA	3.0	2.0	1328	$2,200	$1.66	45d	1	0.79mi
152 S Fairfield Dr Peachtree City, GA	3.0	2.0	1295	$2,075	$1.60	0d	1	0.79mi
304 Everdale Rd Peachtree City, GA	3.0	2.0	1368	$2,100	$1.54	12d	1	0.80mi
602 N Fairfield Dr Peachtree City, GA	3.0	2.5	1342	$2,300	$1.71	5d	1	0.82mi
218 Preston Cir Peachtree City, GA	4.0	2.5	1723	$2,650	$1.54	24d	1	0.88mi
218 Preston Cir Peachtree City, GA	4.0	2.5	1723	$2,650	$1.54	26d	1	0.88mi
76 Cobblestone Crk Peachtree City, GA	3.0	2.5	1774	$2,100	$1.18	45d	1	1.28mi
147 Soundview Trce Peachtree City, GA	3.0	2.0	2096	$3,500	$1.67	0d	1	1.34mi

Listing history 40 events

1. 2026-06-21
   days on market $316,999 Active 74 DOM
2. 2026-06-18
   days on market $316,999 Active 71 DOM
3. 2026-06-17
   price $316,999 Active 70 DOM
4. 2026-06-17
   days on market $324,999 Active 70 DOM
5. 2026-06-16
   days on market $324,999 Active 69 DOM
6. 2026-06-15
   days on market $324,999 Active 68 DOM
7. 2026-06-13
   days on market $324,999 Active 66 DOM
8. 2026-06-09
   days on market $324,999 Active 62 DOM
9. 2026-06-08
   days on market $324,999 Active 61 DOM
10. 2026-06-07
    days on market $324,999 Active 60 DOM
11. 2026-06-04
    days on market $324,999 Active 57 DOM
12. 2026-06-03
    days on market $324,999 Active 56 DOM
13. 2026-06-02
    pricedays on market $324,999 Active 55 DOM
14. 2026-06-01
    days on market $329,950 Active 54 DOM
15. 2026-05-31
    days on market $329,950 Active 53 DOM
16. 2026-05-18
    price $329,950 792-char remark

    Show marketing remark (798 chars)

    Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city’s extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

17. 2026-05-18
    price $329,950 798-char remark

    Show marketing remark (798 chars)

    Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city’s extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

18. 2026-05-05
    price $344,950 798-char remark

    Show marketing remark (792 chars)

    Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city's extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

19. 2026-05-05
    price $344,950 792-char remark

    Show marketing remark (792 chars)

    Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city's extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

20. 2026-04-07
    listed $354,900 New 792-char remark

    Show marketing remark (798 chars)

    Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city’s extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

21. 2026-04-07
    listed $354,900 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome to this inviting home located in the highly desirable Peachtree City area, known for its scenic surroundings and connected lifestyle. This residence offers a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and the city’s extensive network of golf cart paths, this home provides easy access to local amenities and surrounding areas while maintaining the charm of a residential neighborhood.

22. 2021-07-09
    soldstatus $268,400
23. 2021-05-21
    soldstatus $268,400 Closed
24. 2021-05-21
    soldstatus $268,400 Sold
25. 2021-04-29
    status Pending
26. 2021-04-29
    status Under Contract
27. 2021-04-19
    listed $271,000 Active
28. 2021-04-19
    listed $271,000 New
29. 2021-04-15
    soldstatus $223,300
30. 2019-08-11
    historical
31. 2019-07-25
    price $219,900
32. 2019-07-08
    price $229,900
33. 2019-07-08
    status Back on Market
34. 2019-07-07
    historical
35. 2019-06-20
    listed $239,900 New
36. 2015-03-26
    soldstatus $124,000
37. 2008-02-25
    soldstatus $121,500
38. 2008-02-21
    soldstatus $121,500
39. 2007-08-01
    listed $129,900
40. 1979-08-01
    soldstatus $42,000

ⓘ 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: $3,666 · $306/mo
• Projected year-2 tax: $3,666 · $306/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 2/10 Low
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,859
• − Mortgage interest: −$17,757
• − Property taxes: −$3,666
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,549
• − Management: −$2,549
• − Depreciation: −$9,222
• Taxable loss: −$5,468
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $1,282/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 — Peachtree City

• Score: 74/100
• State rank: #34
• US rank: #4385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peachtree City, GA
• County: Fayette County · 112,821 people
• City population: 40,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 40,534
• Household income: $113,807
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1419.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 10% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -236.80%
• Current HPI: 251.1321
• Rent YoY: ▼ -0.98%
• 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

+685.6% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $329,950 GAMLS
• 2026-05-18 Price Changed $329,950 FMLS
• 2026-05-05 Price Changed $344,950 FMLS
• 2026-05-05 Price Changed $344,950 GAMLS
• 2026-04-07 Listed $354,900 FMLS
• 2026-04-07 Listed $354,900 GAMLS
• 2021-07-09 Sold (Public Records) $268,400 Public Records
• 2021-05-21 Sold (MLS) $268,400 GAMLS
• 2021-05-21 Sold (MLS) $268,400 FMLS
• 2021-04-29 Pending — FMLS
• 2021-04-29 Pending — GAMLS
• 2021-04-19 Listed $271,000 GAMLS
• 2021-04-19 Listed $271,000 FMLS
• 2021-04-15 Sold (Public Records) $223,300 Public Records
• 2019-08-11 Listing Removed — GAMLS
• 2019-07-25 Price Changed $219,900 GAMLS
• 2019-07-08 Price Changed $229,900 GAMLS
• 2019-07-08 Relisted — GAMLS
• 2019-07-07 Listing Removed — GAMLS
• 2019-06-20 Listed $239,900 GAMLS
• 2015-03-26 Sold (Public Records) $124,000 Public Records
• 2008-02-25 Sold (Public Records) $121,500 Public Records
• 2008-02-21 Sold (MLS) $121,500 FMLS
• 2007-08-01 Listed $129,900 FMLS
• 1979-08-01 Sold (Public Records) $42,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,666 · -0.5% YoY. Source: county tax records.