335 Stoneridge Way · Fayetteville, GA 30215

$360,000

3 bd · 4.0 ba · 1,885 sqft · SingleFamily public records · 19 Days on market

Built 1987 4,791 sqft lot Est $356k · at est.

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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).

• Cash flow +13.6/30.0
• ARV discount +7.0/15.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss 335 Stoneridge Way, recently updated with new hvac, fresh interior and exterior paint, and new flooring throughout the home. This residence includes a comfortable fireplace and a kitchen equipped with new all stainless steel appliances. The primary bedroom features a walk in closet, while its bathroom contains double sinks and a separate tub and shower. An inviting patio provides outdoor space. This updated home blends comfort and modern style, ready for seamless living.. Included 100-Day Home Warranty with buyer activation

Key facts

• New hvac
• New flooring
• Fresh interior paint

Tags

• NEW HVAC
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW FLOORING
• COMFORTABLE FIREPLACE
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached or attached garage plus driveway parking; Two garage spaces; Open parking available
• Utilities: Public water; Septic sewer; 110-volt electric; Electricity available; Natural gas available
• Home design: Two-level home; Resale property
• Construction: Wood siding exterior; Composition roof; Block foundation; Built with standard residential construction
• Exterior features: Other exterior feature(s); Paved road access

Interior

• Kitchen: Pantry; Other solid-surface counters
• Bedrooms: Primary bedroom on main level; One main-level bedroom; Two upper-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Primary bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One gas-started fireplace in the family room; Other interior feature(s)
• Laundry & utility: Main-level laundry in the mud room and additional utility space

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $20 ($235/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 $271k (24.7% below list).
• Recommended offer: $271k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% 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: Inman Elementary (math 56% / reading 56%, grade C+, #165 of 1,228 statewide, top 14%, 663 students, 32% FRL); Whitewater Middle School (math 55% / reading 65%, grade B, #41 of 470 statewide, top 9%, 864 students, 20% FRL); Whitewater High School (math 32% / reading 62%, grade D-, #37 of 424 statewide, top 9%, 1,387 students, 18% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 311 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $11k 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 19 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 2 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 $303k; 19% 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 $270,977 (24.7% 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. 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?
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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $356,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Stoneridge Way	0.25mi	3/2.5	1,994 (+6%)	3mo	$362,000	$182	70
115 Brookwood Ln	0.39mi	3/2.0	1,897 (+1%)	9mo	$360,000	$190	65
255 Stoneridge Way	0.22mi	4/2.5 (+1)	2,085 (+11%)	1mo	$375,000	$180	60
445 Merrydale Dr	0.47mi	4/2.5 (+1)	1,824 (-3%)	2mo	$382,000	$209	60
370 Merrydale Dr	0.46mi	3/2.0	1,934 (+3%)	13mo	$325,000	$168	55
260 Brookwood Ln	0.33mi	4/2.5 (+1)	1,987 (+5%)	13mo	$375,000	$189	54
100 Bailey Ct	0.56mi	3/2.5	1,762 (-6%)	14mo	$310,000	$176	45
120 Jordan Pl	0.73mi	3/2.5	2,077 (+10%)	0mo	$448,900	$216	43
285 Merrydale Dr	0.64mi	3/2.0	1,670 (-11%)	1mo	$302,000	$181	42
170 Forest Lake Dr	0.74mi	4/2.5 (+1)	1,762 (-6%)	3mo	$355,000	$201	41
270 Merrydale Dr	0.68mi	3/2.0	2,065 (+10%)	12mo	$299,900	$145	34
295 Merrydale Dr	0.63mi	3/2.0	1,649 (-12%)	11mo	$330,000	$200	33

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-56,669
• Equity at exit: $53,677

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-46,009
• Equity at exit: $31,126

Cash invested: $100,800 (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: 311
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,710 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $20

Break-even live

Break-even rent $2,685

Max offer price $360,000

Occupancy floor 94%

Sensitivity live

Price	-10% $223	-5% $122	+0% $20	+5% $-82	+10% $-184
Rent	-10% $-194	-5% $-87	+0% $20	+5% $127	+10% $234
Rate	-1.0pp $201	-0.5pp $111	base $20	+0.5pp $-74	+1.0pp $-169

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brookwood Ln Fayetteville, GA	3.0	3.0	1662	$6,500	$3.91	12d	1	0.39mi
150 Bunny Ln Fayetteville, GA	4.0	2.0	1632	$2,200	$1.35	26d	1	0.55mi
135 Murphy Creek Ln Fayetteville, GA	4.0	2.0	2100	$3,500	$1.67	26d	1	0.97mi
12264 Crestwood Ct Fayetteville, GA	4.0	2.5	2222	$2,249	$1.01	3d	1	1.33mi
12245 Cypress Ln Fayetteville, GA	3.0	2.5	1582	$2,130	$1.35	7d	1	1.39mi

Listing history 12 events

1. 2026-06-21
   days on market $360,000 Active 19 DOM
2. 2026-06-18
   days on market $360,000 Active 16 DOM
3. 2026-06-17
   days on market $360,000 Active 15 DOM
4. 2026-06-16
   days on market $360,000 Active 14 DOM
5. 2026-06-15
   days on market $360,000 Active 13 DOM
6. 2026-06-13
   days on market $360,000 Active 11 DOM
7. 2026-06-09
   days on market $360,000 Active 7 DOM
8. 2026-06-08
   days on market $360,000 Active 6 DOM
9. 2026-06-07
   days on market $360,000 Active 5 DOM
10. 2026-06-04
    days on market $360,000 Active 2 DOM
11. 2026-06-03
    remarks 541-char remark
12. 2026-06-03
    listed $360,000 Active 1 DOM

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$2,313/yr (+$193/mo · 231.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $32,517
• − Mortgage interest: −$20,166
• − Property taxes: −$999
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − Depreciation: −$10,473
• Taxable loss: −$6,122
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $1,705/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): 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

+275.4% since first listed

4 events — show timeline

• 2026-06-02 Listed $360,000 GAMLS
• 2026-06-02 Listed $360,000 FMLS
• 2026-05-11 Sold (Public Records) $303,100 Public Records
• 1988-02-17 Sold (Public Records) $95,900 Public Records

Property tax history

-0.6%/yr

Latest (2025): $999 · +3.3% YoY. Source: county tax records.