8855 Daerwater Dr · Fairplay, GA 30187

$159,900

3 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 102 Days on market

Built 1985 0.50 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

Key facts

• 0.5 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.2% in Fairplay — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 127 active listings in the ZIP; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $160k implies a 112% 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $323,076
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7646 Leven Dr	0.33mi	4/2.5 (+1)	1,508 (+2%)	20mo	$270,000	$179	58
7258 Hummingbird Ln	0.72mi	3/2.0	1,375 (-7%)	9mo	$300,000	$218	47

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $117
• Equity at exit: $23,842

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $33,515
• Equity at exit: $13,825

Cash invested: $44,772 (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 30187

• Home prices YoY: -15.8%
• Active inventory: 127
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $409

Break-even live

Break-even rent $1,268

Max offer price $159,900

Occupancy floor 72%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 102 DOM
2. 2026-06-17
   pricedays on marketlisting id $159,900 Active 101 DOM
3. 2026-06-16
   days on market $164,900 Active 100 DOM
4. 2026-06-15
   days on market $164,900 Active 99 DOM
5. 2026-06-13
   days on market $164,900 Active 97 DOM
6. 2026-06-09
   days on market $164,900 Active 93 DOM
7. 2026-06-08
   days on market $164,900 Active 92 DOM
8. 2026-06-07
   days on market $164,900 Active 91 DOM
9. 2026-06-04
   days on market $164,900 Active 88 DOM
10. 2026-06-03
    days on market $164,900 Active 87 DOM
11. 2026-06-02
    days on market $164,900 Active 86 DOM
12. 2026-06-01
    days on market $164,900 Active 85 DOM
13. 2026-05-31
    days on market $164,900 Active 84 DOM
14. 2026-05-19
    price $159,900 192-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

15. 2026-05-01
    price $162,900 192-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

16. 2026-04-27
    price $164,900 325-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

17. 2026-04-27
    price $164,900 192-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

18. 2026-04-13
    price $169,900 325-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

19. 2026-04-13
    price $169,900 192-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

20. 2026-04-10
    price $174,900 325-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

21. 2026-04-10
    price $174,900 192-char remark

    Show marketing remark (192 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING.

22. 2026-03-30
    price $179,900 192-char remark

    Show marketing remark (325 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING. Lot of rehab, but seller providing clear septic letter and our current price reduction gives room for 45k rehab and 280k+ sale exit.

23. 2026-03-30
    price $179,900 325-char remark

    Show marketing remark (325 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING. Lot of rehab, but seller providing clear septic letter and our current price reduction gives room for 45k rehab and 280k+ sale exit.

24. 2026-03-24
    price $184,900 192-char remark

    Show marketing remark (325 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING. Lot of rehab, but seller providing clear septic letter and our current price reduction gives room for 45k rehab and 280k+ sale exit.

25. 2026-03-24
    price $184,900 325-char remark

    Show marketing remark (325 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING. Lot of rehab, but seller providing clear septic letter and our current price reduction gives room for 45k rehab and 280k+ sale exit.

26. 2026-03-08
    listed $189,900 New 192-char remark

    Show marketing remark (325 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING. Lot of rehab, but seller providing clear septic letter and our current price reduction gives room for 45k rehab and 280k+ sale exit.

27. 2026-03-08
    listed $189,900 Active 325-char remark

    Show marketing remark (325 chars)

    HUGE HOUSE IN TERMS OF ROOMS AND BATHROOMS, QUIET AND VALUEABLE AREA. SELLING AS -IS AS FIXER UPPER. ARV OF 285-310K DEPENDING ON TIME OF WORK DONE. OPEN TO ANSWER ANY QUESTIONS AFTER SHOWING. Lot of rehab, but seller providing clear septic letter and our current price reduction gives room for 45k rehab and 280k+ sale exit.

28. 1998-09-24
    soldstatus $75,400

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$308/yr (+$26/mo · 26.5%)

ⓘ 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 3/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,437
• − Mortgage interest: −$8,957
• − Property taxes: −$1,163
• − Insurance: −$800
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$4,652
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $4,326/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Fairplay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,130

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 9% Vietnamese 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.56%
• Current HPI: 270.0582
• 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

+112.1% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $159,900 GAMLS
• 2026-05-01 Price Changed $162,900 GAMLS
• 2026-04-27 Price Changed $164,900 FMLS
• 2026-04-27 Price Changed $164,900 GAMLS
• 2026-04-13 Price Changed $169,900 FMLS
• 2026-04-13 Price Changed $169,900 GAMLS
• 2026-04-10 Price Changed $174,900 FMLS
• 2026-04-10 Price Changed $174,900 GAMLS
• 2026-03-30 Price Changed $179,900 GAMLS
• 2026-03-30 Price Changed $179,900 FMLS
• 2026-03-24 Price Changed $184,900 GAMLS
• 2026-03-24 Price Changed $184,900 FMLS
• 2026-03-08 Listed $189,900 FMLS
• 2026-03-08 Listed $189,900 GAMLS
• 1998-09-24 Sold (Public Records) $75,400 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,163 · -1.1% YoY. Source: county tax records.