195 Hood Ave · Fayetteville, GA 30214

$175,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.50 ac lot $154/sqft · 38% below area Est $284k · 38% under

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Why this score? — see what drove the B 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rarely does an opportunity like this hit the market. If you've been looking for a detached home in Fayette County for under $200k, you know they are nearly impossible to find. This 3-bedroom, 1-bathroom home offers an ideal entry point for a buyer looking to build sweat equity or an investor seeking high potential in sought after Fayette County. Situated on a generous half acre lot & just one mile from downtown Fayetteville, the location offers exceptional convenience. Only 30 minutes from Downtown Atlanta, and 20 minutes from Peachtree City and Tyrone.

Key facts

• 0.5 acre lot
• Built 1900
• Listed 2 days

Property features AI

Finance

• Other: Home warranty included; Listing accepted for cash or conventional financing
• HOA & community: No HOA

Exterior

• Parking: Attached carport
• Utilities: Public water available; Public sewer (connected); Electricity available; High-speed internet available
• Home design: Single-family residence (house); One story; Resale property
• Construction: Wood siding; Composition roof; Block foundation; Built in 1900
• Exterior features: Deck; Porch; Back yard with chain link fence; City lot, level and open

Interior

• Kitchen: Breakfast area; Solid surface counters; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level living; Den; Laundry room
• Laundry & utility: Laundry closet; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.2% vs local median 4.4% in Fayetteville — 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 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: Fayetteville Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 485 students, 59% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL) — zoned schools average 56% FRL vs 21% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 56% district-wide (-21 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 fast (+4.3%/yr); 372 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $284,098
• List price: $175,000
• Delta: -38.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Hood Ave	0.00mi	3/1.0	1,140 (0%)	0mo	$177,500	$156	100
350 Kelly Dr	0.28mi	3/2.0	1,125 (-1%)	23mo	$320,000	$284	61
435 Jefferson Ave	0.58mi	3/2.0	1,007 (-12%)	4mo	$275,000	$273	46
215 Pine Cir	0.56mi	3/2.0	1,224 (+7%)	15mo	$297,000	$243	45
135 Hillsdale Dr	0.53mi	3/2.0	1,300 (+14%)	21mo	$315,000	$242	30

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,147
• Equity at exit: $26,093

10-year hold

• IRR: 11.5%
• Equity multiple: 1.95×
• Total profit: $46,710
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$918
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $422

Break-even live

Break-even rent $1,472

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Forrest Ave Fayetteville, GA	2.0	1.5	1240	$1,750	$1.41	5d	1	0.12mi
76 Intown Pl Fayetteville, GA	2.0	2.5	1450	$1,695	$1.17	5d	1	0.38mi
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	43d	1	0.53mi
130 Pye Ct Fayetteville, GA	3.0	2.0	1292	$5,500	$4.26	43d	1	0.59mi
270 Winona Dr Fayetteville, GA	3.0	2.0	1378	$2,011	$1.46	12d	1	0.62mi
235 Sharon Dr Fayetteville, GA	3.0	2.0	1299	$1,676	$1.29	24d	1	0.81mi
280 Chase Dr Fayetteville, GA	2.0	1.0	1010	$1,325	$1.31	43d	1	0.91mi
145 Belle Dr Fayetteville, GA	2.0	1.5	1100	$1,300	$1.18	43d	1	0.97mi
315 Cornwallis Way Fayetteville, GA	3.0	2.0	1374	$1,895	$1.38	2d	1	1.01mi
120 Meadowbrook Ct Unit C Fayetteville, GA	2.0	2.5	1089	$1,395	$1.28	19d	1	1.02mi
160 Belle Dr Fayetteville, GA	1.0–2.0	1.0–2.0	885	$1,575	$1.78	43d	1	1.03mi
310 S Jeff Davis Dr Unit 3 Fayetteville, GA	2.0	1.5	1258	$1,260	$1.00	43d	1	1.04mi
200 Meadowbrook Ct Unit B Fayetteville, GA	2.0	1.0	923	$1,350	$1.46	24d	1	1.04mi
255 Monmouth Dr Fayetteville, GA	2.0	2.0	1231	$1,700	$1.38	43d	1	1.14mi
201 Clarendon Pl Fayetteville, GA	2.0	2.0	1152	$1,650	$1.43	24d	1	1.25mi
415 Williamsburg Way Fayetteville, GA	2.0	2.5	1452	$1,600	$1.10	17d	1	1.26mi
470 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	2.0	1007	$1,295	$1.29	24d	1	1.27mi
490 S Jeff Davis Dr Unit B Fayetteville, GA	2.0	1.5	1139	$1,800	$1.58	24d	1	1.31mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,131	$1.45	10d	1	1.37mi
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,905	$1.66	2d	9	1.42mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,949	$1.88	43d	1	1.44mi

Listing history 5 events

1. 2026-05-08
   status Under Contract 563-char remark
2. 2026-05-07
   listed $175,000 New 563-char remark
3. 2026-05-04
   historical $175,000 563-char remark
4. 2022-04-14
   soldstatus $90,000
5. 1992-09-18
   soldstatus $17,000

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/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: $24,071
• − Mortgage interest: −$9,803
• − Property taxes: −$2,067
• − Insurance: −$875
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$5,091
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $4,490/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: 9,083
• 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

+944.1% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $177,500 GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-05-07 Listed $175,000 GAMLS
• 2026-05-04 Coming Soon $175,000 GAMLS
• 2022-04-14 Sold (Public Records) $90,000 Public Records
• 1992-09-18 Sold (Public Records) $17,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,067 · +8.8% YoY. Source: county tax records.