185 Pointer Ridge Trl · Fayetteville, GA 30214

$445,000

6 bd · 5.0 ba · 4,209 sqft · SingleFamily public records · 669 Days on market

Built 1998 1.93 ac lot $106/sqft · 26% below area Est $592k · 25% under

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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 +15.0/15.0
• Cash flow +7.2/30.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEEDS TLC. IN PINE LAKE ESTATES COMMUNITY. 2 ACRES OF LAND IN A CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT 2 FIREPLACES (MASTER BEDROOM & FAMILY ROOM). HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION. SOLD AS-IS.

Key facts

• 1.93 acre lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-611 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (35.5% below list).
• Recommended offer: $287k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#86 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools B+, health & safety 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.
• Market conditions: Rents rising fast (+4.3%/yr); 372 active listings in the ZIP; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 669 days — a 12% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $355k; 25% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,060 (35.5% 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 669 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.65% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 12.9

CMA / ARV

• ARV (median comp): $591,531
• List price: $445,000
• Delta: -24.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Nix Ct	0.13mi	5/4.0 (-1)	4,353 (+3%)	0mo	$540,000	$124	79
180 Nix Ct	0.10mi	5/4.0 (-1)	4,424 (+5%)	23mo	$450,000	$102	59
368 Ginger Cake Rd	0.43mi	6/5.0	3,706 (-12%)	12mo	$830,000	$224	50

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-107,316
• Equity at exit: $66,351

10-year hold

• IRR: -18.0%
• Equity multiple: -0.03×
• Total profit: $-127,959
• Equity at exit: $38,475

Cash invested: $124,600 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,871 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$360 /mo · $4,314/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-611

Break-even live

Break-even rent $3,644

Max offer price $337,099

Occupancy floor —

Sensitivity live

Price	-10% $-359	-5% $-485	+0% $-611	+5% $-737	+10% $-863
Rent	-10% $-838	-5% $-724	+0% $-611	+5% $-497	+10% $-384
Rate	-1.0pp $-387	-0.5pp $-498	base $-611	+0.5pp $-726	+1.0pp $-843

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $445,000 Active 669 DOM
2. 2026-06-17
   days on market $445,000 Active 668 DOM
3. 2026-06-16
   days on market $445,000 Active 667 DOM
4. 2026-06-15
   days on market $445,000 Active 666 DOM
5. 2026-06-13
   days on market $445,000 Active 664 DOM
6. 2026-06-09
   days on market $445,000 Active 660 DOM
7. 2026-06-08
   days on market $445,000 Active 659 DOM
8. 2026-06-07
   days on market $445,000 Active 658 DOM
9. 2026-06-04
   days on market $445,000 Active 655 DOM
10. 2026-06-03
    days on market $445,000 Active 654 DOM
11. 2026-06-02
    days on market $445,000 Active 653 DOM
12. 2026-06-01
    days on market $445,000 Active 652 DOM
13. 2026-05-31
    days on market $445,000 Active 651 DOM
14. 2025-10-23
    status Back On Market 308-char remark

    Show marketing remark (308 chars)

    NEEDS TLC. IN PINE LAKE ESTATES COMMUNITY. 2 ACRES OF LAND IN A CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT 2 FIREPLACES (MASTER BEDROOM & FAMILY ROOM). HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION. SOLD AS-IS.

15. 2025-10-14
    historical On Hold 308-char remark

    Show marketing remark (308 chars)

    NEEDS TLC. IN PINE LAKE ESTATES COMMUNITY. 2 ACRES OF LAND IN A CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT 2 FIREPLACES (MASTER BEDROOM & FAMILY ROOM). HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION. SOLD AS-IS.

16. 2024-08-08
    listed $445,000 New 308-char remark

    Show marketing remark (308 chars)

    NEEDS TLC. IN PINE LAKE ESTATES COMMUNITY. 2 ACRES OF LAND IN A CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT 2 FIREPLACES (MASTER BEDROOM & FAMILY ROOM). HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION. SOLD AS-IS.

17. 2017-11-13
    soldstatus $355,000
18. 2017-11-08
    soldstatus $355,000 Sold 630-char remark

    Show marketing remark (630 chars)

    IN PINE LAKE ESTATES COMMUNITY. ONE OF A KIND ON 2 ARCES OF LAND IN THE CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT LARGE MASTER BEDROOM WITH FIREPLACE. ADDITIONAL FIREPLACE IN THE MAIN LEVEL. HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL ONLY 4 YEARS OLD. GORGEOUS 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION, 2 STORY FOYER, FORMAL DINING ROOM AND FORMAL LIVING ROOM, LARGE BEDROOMS, FAMILY ROOM WITH FIREPLACE, BEDROOM AND FULL BATHROOM ON THE MAIN, NEW GRANITE KITCHEN TOPS, KITCHEN OPENS TO FAMILY ROOM. SWIMMING POOL OVERLOOKING A WONDERFUL PRIVATE BACK YARD. MOVE IN READY!

19. 2017-09-19
    status Under Contract 630-char remark

    Show marketing remark (630 chars)

    IN PINE LAKE ESTATES COMMUNITY. ONE OF A KIND ON 2 ARCES OF LAND IN THE CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT LARGE MASTER BEDROOM WITH FIREPLACE. ADDITIONAL FIREPLACE IN THE MAIN LEVEL. HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL ONLY 4 YEARS OLD. GORGEOUS 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION, 2 STORY FOYER, FORMAL DINING ROOM AND FORMAL LIVING ROOM, LARGE BEDROOMS, FAMILY ROOM WITH FIREPLACE, BEDROOM AND FULL BATHROOM ON THE MAIN, NEW GRANITE KITCHEN TOPS, KITCHEN OPENS TO FAMILY ROOM. SWIMMING POOL OVERLOOKING A WONDERFUL PRIVATE BACK YARD. MOVE IN READY!

20. 2017-07-20
    listed $369,000 New 630-char remark

    Show marketing remark (630 chars)

    IN PINE LAKE ESTATES COMMUNITY. ONE OF A KIND ON 2 ARCES OF LAND IN THE CUL DE SAC. HAS 6 BEDROOMS 4 FULL BATHS OVER 4100 SQFT LARGE MASTER BEDROOM WITH FIREPLACE. ADDITIONAL FIREPLACE IN THE MAIN LEVEL. HAS FULL FINISHED BASEMENT WITH BEDROOM AND FULL BATHROOM, SWIMMING POOL ONLY 4 YEARS OLD. GORGEOUS 3 SIDED BRICK HOME WITH SPRAYED FOAM ATTIC INSULATION, 2 STORY FOYER, FORMAL DINING ROOM AND FORMAL LIVING ROOM, LARGE BEDROOMS, FAMILY ROOM WITH FIREPLACE, BEDROOM AND FULL BATHROOM ON THE MAIN, NEW GRANITE KITCHEN TOPS, KITCHEN OPENS TO FAMILY ROOM. SWIMMING POOL OVERLOOKING A WONDERFUL PRIVATE BACK YARD. MOVE IN READY!

21. 2006-03-20
    soldstatus $347,900
22. 1998-08-29
    soldstatus $270,000

ⓘ 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: $4,314 · $360/mo
• Projected year-2 tax: $4,314 · $360/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 5/10 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: $34,447
• − Mortgage interest: −$24,927
• − Property taxes: −$4,314
• − Insurance: −$2,225
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$12,945
• Taxable loss: −$15,476
• Est. tax savings @ 24.0%: +$3,714
• After-tax cash flow: $-3,615/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

• County: Fayette County · 112,821 people
• City population: 72,287
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 31,811
• Household income: $89,912
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 634.0

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 0.62)
• Race & ethnicity: Black 51% White 33% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -142.65%
• Current HPI: 243.9416
• Rent YoY: ▲ 4.29%
• 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

+64.8% since first listed

9 events — show timeline

• 2025-10-23 Relisted — GAMLS
• 2025-10-14 Delisted — GAMLS
• 2024-08-08 Listed $445,000 GAMLS
• 2017-11-13 Sold (Public Records) $355,000 Public Records
• 2017-11-08 Sold (MLS) $355,000 GAMLS
• 2017-09-19 Pending — GAMLS
• 2017-07-20 Listed $369,000 GAMLS
• 2006-03-20 Sold (Public Records) $347,900 Public Records
• 1998-08-29 Sold (Public Records) $270,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $4,314 · +3.0% YoY. Source: county tax records.