310 Carriage Oaks Dr · Tyrone, GA 30290

$480,000

6 bd · 5.0 ba · 3,287 sqft · SingleFamily public records · 10 Days on market

Built 2002 $146/sqft · 7% above area Est $672k · 29% 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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT - HIGHEST & BEST OPPORTUNITY - SELLING AS-IS Attention cash buyers and serious investors-this is the deal you've been waiting for. Opportunities like this are snapped up fast, and this one will be no exception. Bring your highest and best-seller is ready to make a decision quickly. Homes in this stately community have recently sold in the 700k range. This 6-bedroom, 4.5-bath home with a finished terrace level offers massive upside for the right buyer. Featuring a main-level office (or 6th bedroom with closet), spacious living areas, and a family room anchored by a striking stacked stone fireplace with raised hearth, the bones are here, just bring your vision and cr

Key facts

• Oversized deck
• Tiled backsplash
• Main-level office

Tags

• FINISHED TERRACE LEVEL
• MAIN-LEVEL OFFICE
• STACKED STONE FIREPLACE
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• OVERSIZED DECK

Property features AI

Finance

• Other: Located in the Southampton subdivision; Directions: From I-85 take exit 61 for GA-74 toward Fairburn/Peachtree City. Drive 4 miles and turn right onto Carriage Oaks Dr. Continue 0.6 miles.
• HOA & community: Community association present; Association covers grounds maintenance, pool, and tennis; Community features include clubhouse, fitness center, playground, pool, sidewalks, street lights, and tennis courts; Near shopping

Exterior

• Parking: Attached garage; Off-street parking; Side/rear entrance; Kitchen-level access
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single family residence (house); Three or more levels; Built in 2002; Property listed as fixer
• Construction: Concrete construction; Composition roof; Finished below-grade living area
• Exterior features: City lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: Six total bedrooms; One bedroom on the main level; One bedroom on the lower level
• Flooring: Carpet; Hardwood
• Bathrooms: Four full bathrooms; One half bathroom; One full bathroom on the lower level
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Bookcases; Double vanity in baths; High ceilings; Separate shower; Soaking tub; Tile baths; Tray ceilings; Walk-in closets; Finished daylight basement with interior entry; Exercise room, foyer, media room, office
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $400k (16.7% below list).
• Recommended offer: $400k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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: 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

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 $400,000 (16.7% below list)

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: 0.83% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $671,982
• List price: $480,000
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Green Branch Dr	0.09mi	5/4.0 (-1)	3,321 (+1%)	1mo	$610,000	$184	84
103 Dover Chase	0.31mi	5/4.0 (-1)	3,427 (+4%)	18mo	$517,400	$151	54
110 Wynfield Dr	0.12mi	5/4.0 (-1)	3,692 (+12%)	19mo	$670,000	$181	49

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-61,978
• Equity at exit: $71,570

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-34,150
• Equity at exit: $41,502

Cash invested: $134,400 (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 30290

• Home prices YoY: -25.8%
• Active inventory: 74
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $251

Break-even live

Break-even rent $3,682

Max offer price $480,000

Occupancy floor 89%

Sensitivity live

Price	-10% $523	-5% $387	+0% $251	+5% $115	+10% $-21
Rent	-10% $-65	-5% $93	+0% $251	+5% $409	+10% $567
Rate	-1.0pp $493	-0.5pp $373	base $251	+0.5pp $127	+1.0pp $0

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Park Haven Ln Tyrone, GA	5.0	3.5	3618	$4,000	$1.11	14d	1	1.11mi

Listing history 5 events

1. 2026-05-13
   status Under Contract 2594-char remark
2. 2026-05-03
   listed $480,000 New 2594-char remark
3. 2024-01-02
   historical
4. 2023-10-02
   listed $645,000 New
5. 2004-07-26
   soldstatus $369,900

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $4,416 · $368/mo
• Expected delta: +$2,115/yr (+$176/mo · 91.9%)

ⓘ 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: $48,000
• − Mortgage interest: −$26,887
• − Property taxes: −$2,301
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$13,964
• Taxable loss: −$5,232
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $4,269/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

+25.7% since first listed

7 events — show timeline

• 2026-06-03 Sold (Public Records) $465,000 Public Records
• 2026-05-29 Sold (MLS) $465,000 GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-03 Listed $480,000 GAMLS
• 2024-01-02 Listing Removed — GAMLS
• 2023-10-02 Listed $645,000 GAMLS
• 2004-07-26 Sold (Public Records) $369,900 Public Records

Property tax history

-4.4%/yr

Latest (2025): $2,301 · +2.4% YoY. Source: county tax records.