265 Emily Park · Fayetteville, GA 30215

$280,000

3 bd · 3.0 ba · 1,516 sqft · SingleFamily public records · 49 Days on market

Built 2001 1,237 sqft lot $185/sqft · 8% below area Est $303k · 8% under $28/mo HOA · 1% of rent

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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).

• ARV discount +10.9/15.0
• Cash flow +9.5/30.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 Bed 2 Bath home located in a well maintained active adult community! This home features an open kitchen with stainless steel appliances, white cabinetry, and wood colored flooring with a quaint-sized breakfast nook area for eat-in enjoyment. The open floor plan continues with a spacious formal dining area and a warm-sized family room featuring a gas log fireplace. The spacious, primary bedroom leads into a cozy, primary bathroom which features double vanity sinks, a walk-in shower, closet, and oversized storage space. The additional bedrooms are nicely sized featuring ceiling fans and carpet flooring. The secondary bath features a shower/tub combination with wood flooring. The HUGE back yard is privately fenced in with a convenient porch extension PERFECT for intimate family gatherings. No need to travel far since this beautiful community is located close to shopping, dining, and entertainment.

Key facts

• Breakfast nook
• Formal dining area
• Open kitchen

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• WHITE CABINETRY
• WOOD COLORED FLOORING
• BREAKFAST NOOK
• FORMAL DINING AREA

Property features AI

Finance

• Other: Located on a private asphalt road; County: Fayette, GA
• HOA & community: Homeowners association with an annual fee of $330; Association fee covers structure maintenance

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage faces front; Level driveway; Additional open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts available; Natural gas available; Electricity available
• Home design: Single-level home; Brick front with vinyl siding; Shingle roof; Slab foundation; Resale property
• Construction: Brick front construction; Vinyl siding
• Exterior features: Private yard; Rain gutters; Front porch; Rear porch; Wrought iron and backyard fencing

Interior

• Kitchen: Breakfast area; White cabinets; Pantry; Countertops with other surface material; Open view to family room; Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Master suite on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with double vanity
• Heating & cooling: Central electric air conditioning; Ceiling fans; Electric cooling components; Natural gas heating
• Interior features: Entrance foyer; 9-foot ceilings on main level; High-speed internet; Walk-in closets; Shutters and window treatments; One fireplace with gas log in the family room; 2+ common walls
• Laundry & utility: Laundry located in kitchen; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (21.9% below list).
• Recommended offer: $219k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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: Spring Hill Elementary School (math 39% / reading 42%, grade F, #419 of 1,228 statewide, top 35%, 655 students, 63% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL); Fayette County High School (math 15% / reading 42%, grade F, #149 of 424 statewide, top 35%, 1,368 students, 46% FRL) — zoned schools average 54% FRL vs 21% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 56% district-wide (-20 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 312 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $8k 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 49 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $139k; list at $280k implies a 101% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,728 (21.9% 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 49 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.7

CMA / ARV

• ARV (median comp): $302,798
• List price: $280,000
• Delta: -7.53%
• 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
315 Emily Park	0.06mi	3/2.0	1,609 (+6%)	1mo	$290,000	$180	82
340 Emily Park St	0.07mi	3/2.0	1,613 (+6%)	0mo	$297,000	$184	82
130 Emily Park	0.14mi	3/2.0	1,432 (-6%)	1mo	$300,000	$209	80
155 Pecan Ridge Dr	0.18mi	3/2.0	1,451 (-4%)	3mo	$238,000	$164	78
180 Wilbanks Dr	0.21mi	2/2.0 (-1)	1,446 (-5%)	3mo	$250,000	$173	71
125 Pecan Ct	0.23mi	4/3.0 (+1)	1,648 (+9%)	1mo	$257,000	$156	69
310 Dempsey Dr Lot 25	0.33mi	3/3.0	1,328 (-12%)	2mo	$342,615	$258	63
300 Dempsey Dr Lot 24	0.33mi	3/3.0	1,328 (-12%)	2mo	$339,537	$256	62
280 Wilbanks Dr	0.13mi	2/2.0 (-1)	1,294 (-15%)	3mo	$228,000	$176	58
165 Fenwyck Cmns	0.71mi	3/2.0	1,455 (-4%)	0mo	$290,000	$199	56
600 Lanier Ave E	0.34mi	3/1.0	1,291 (-15%)	1mo	$195,000	$151	50
140 Chesterfield Ct	0.68mi	3/2.0	1,646 (+9%)	2mo	$300,000	$182	48

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-57,346
• Equity at exit: $41,749

10-year hold

• IRR: -14.0%
• Equity multiple: 0.18×
• Total profit: $-63,907
• Equity at exit: $24,209

Cash invested: $78,400 (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 30215

• Rents YoY: 3.2%
• Active inventory: 312
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$311 /mo · $3,732/yr
• Insurance: −$117
• HOA: −$28
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-196

Break-even live

Break-even rent $2,435

Max offer price $245,369

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-117	+0% $-196	+5% $-275	+10% $-355
Rent	-10% $-369	-5% $-282	+0% $-196	+5% $-110	+10% $-23
Rate	-1.0pp $-55	-0.5pp $-125	base $-196	+0.5pp $-269	+1.0pp $-342

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,905	$1.66	1d	9	0.30mi
475 E Lanier Ave Fayetteville, GA	2.0–3.0	2.5	1795	$2,850	$1.59	1d	74	0.30mi
201 Clarendon Pl Fayetteville, GA	2.0	2.0	1152	$1,650	$1.43	26d	1	0.32mi
120 Meadowbrook Ct Unit C Fayetteville, GA	2.0	2.5	1089	$1,395	$1.28	22d	1	0.32mi
490 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	1.5	1139	$1,800	$1.58	26d	1	0.34mi
310 S Jeff Davis Dr Unit 3 Fayetteville, GA	2.0	1.5	1258	$1,260	$1.00	46d	1	0.37mi
155 N Hampton Dr Fayetteville, GA	3.0	2.0	1398	$2,250	$1.61	46d	1	0.40mi
695 Georgia Ave Fayetteville, GA	3.0	1.5	1554	$1,795	$1.16	7d	1	0.53mi
695 Georgia Ave Fayetteville, GA	3.0	1.5	1554	$1,795	$1.16	1d	1	0.53mi
415 Williamsburg Way Fayetteville, GA	2.0	2.5	1452	$1,600	$1.10	20d	1	0.65mi
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	46d	1	0.69mi
210 Buckeye Ln Fayetteville, GA	3.0	2.0	1646	$1,945	$1.18	1d	1	0.75mi
140 Williamsburg Way Fayetteville, GA	3.0	3.0	1549	$1,795	$1.16	1d	1	0.75mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,949	$1.88	46d	1	0.84mi
76 Intown Pl Fayetteville, GA	2.0	2.5	1450	$1,695	$1.17	1d	1	1.01mi
76 Intown Pl Fayetteville, GA	2.0	2.5	1450	$1,695	$1.17	7d	1	1.01mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,021	$1.38	1d	1	1.08mi
119 Forrest Ave Fayetteville, GA	2.0	1.5	1240	$1,750	$1.41	7d	1	1.17mi
325 Enchanted Ct Fayetteville, GA	3.0	2.5	1924	$2,750	$1.43	46d	1	1.42mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-22
   days on market $280,000 Active 49 DOM
2. 2026-06-21
   days on market $280,000 Active 48 DOM
3. 2026-06-18
   days on market $280,000 Active 45 DOM
4. 2026-06-17
   days on market $280,000 Active 44 DOM
5. 2026-06-16
   days on market $280,000 Active 43 DOM
6. 2026-06-15
   days on market $280,000 Active 42 DOM
7. 2026-06-13
   pricedays on market $280,000 Active 40 DOM
8. 2026-06-09
   days on market $286,990 Active 36 DOM
9. 2026-06-08
   days on market $286,990 Active 35 DOM
10. 2026-06-07
    days on market $286,990 Active 34 DOM
11. 2026-06-04
    days on market $286,990 Active 31 DOM
12. 2026-06-03
    days on market $286,990 Active 30 DOM
13. 2026-06-02
    days on market $286,990 Active 29 DOM
14. 2026-06-01
    days on market $286,990 Active 28 DOM
15. 2026-05-31
    days on market $286,990 Active 27 DOM
16. 2026-05-01
    listed $286,990 New 914-char remark

    Show marketing remark (914 chars)

    Cozy 3 Bed 2 Bath home located in a well maintained active adult community! This home features an open kitchen with stainless steel appliances, white cabinetry, and wood colored flooring with a quaint-sized breakfast nook area for eat-in enjoyment. The open floor plan continues with a spacious formal dining area and a warm-sized family room featuring a gas log fireplace. The spacious, primary bedroom leads into a cozy, primary bathroom which features double vanity sinks, a walk-in shower, closet, and oversized storage space. The additional bedrooms are nicely sized featuring ceiling fans and carpet flooring. The secondary bath features a shower/tub combination with wood flooring. The HUGE back yard is privately fenced in with a convenient porch extension PERFECT for intimate family gatherings. No need to travel far since this beautiful community is located close to shopping, dining, and entertainment.

17. 2026-05-01
    listed $286,990 Active 914-char remark

    Show marketing remark (914 chars)

    Cozy 3 Bed 2 Bath home located in a well maintained active adult community! This home features an open kitchen with stainless steel appliances, white cabinetry, and wood colored flooring with a quaint-sized breakfast nook area for eat-in enjoyment. The open floor plan continues with a spacious formal dining area and a warm-sized family room featuring a gas log fireplace. The spacious, primary bedroom leads into a cozy, primary bathroom which features double vanity sinks, a walk-in shower, closet, and oversized storage space. The additional bedrooms are nicely sized featuring ceiling fans and carpet flooring. The secondary bath features a shower/tub combination with wood flooring. The HUGE back yard is privately fenced in with a convenient porch extension PERFECT for intimate family gatherings. No need to travel far since this beautiful community is located close to shopping, dining, and entertainment.

18. 2026-03-13
    historical
19. 2026-03-02
    price $300,000
20. 2026-02-03
    listed $302,000 New
21. 2016-02-24
    soldstatus $139,000
22. 2001-05-31
    soldstatus $147,400

ⓘ 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: $3,732 · $311/mo
• Projected year-2 tax: $3,732 · $311/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 ≥106°F today · 18 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: $26,247
• − Mortgage interest: −$15,684
• − Property taxes: −$3,732
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$336
• − Depreciation: −$8,145
• Taxable loss: −$7,250
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $-613/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 — 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

• Census place: Fayetteville, GA
• 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 (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 0.60)
• 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 · 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: ▼ -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

+90.0% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $280,000 FMLS
• 2026-06-12 Price Changed $280,000 GAMLS
• 2026-05-01 Listed $286,990 FMLS
• 2026-05-01 Listed $286,990 GAMLS
• 2026-03-13 Listing Removed — GAMLS
• 2026-03-02 Price Changed $300,000 GAMLS
• 2026-02-03 Listed $302,000 GAMLS
• 2016-02-24 Sold (Public Records) $139,000 Public Records
• 2001-05-31 Sold (Public Records) $147,400 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,732 · +8.8% YoY. Source: county tax records.