205 Wyngate Cir · Fayetteville, GA 30215

$440,000

5 bd · 3.0 ba · 2,079 sqft · SingleFamily public records · 133 Days on market

Built 1990 1.00 ac lot $212/sqft · 19% above area Est $460k · at est. $44/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).

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

Listing remarks MLS

Well-built brick ranch home with a full basement, situated on a beautifully manicured one-acre lot in the highly sought-after Whitewater School District. This home offers a two-car garage plus additional drive-under garage storage for added convenience. Step inside to an open and inviting living room featuring a gas fireplace that flows seamlessly into the oversized kitchen with classic brick flooring. The kitchen is designed for both function and gathering, offering a breakfast bar, abundant counter and cabinet space, and stainless steel appliances. A mudroom with laundry adds everyday ease, while the spacious dining room comfortably seats ten-perfect for hosting family and friends. Enjoy outdoor living on the beautiful back porch, ideal for entertaining, weekend BBQs, or relaxing evenings overlooking the backyard. The owner's suite is a private retreat with two closets, dual vanity counters, a large soaking tub, and an open glass shower. Three additional generously sized bedrooms on the main level provide flexibility for family living, guest rooms, or home office space. The full basement offers incredible versatility with tons of storage and bonus/flex space ready to be transformed into a gym, playroom, home theater, or hobby area. Conveniently located near award-winning schools, shopping, dining, and entertainment-this home delivers space, quality, and location in one exceptional package. Come see it for yourself and imagine the possibilities-schedule your private showing today before this one is gone!

Key facts

• Full basement
• Two car garage
• Brick flooring

Tags

• FULL BASEMENT
• TWO CAR GARAGE
• DRIVE UNDER GARAGE STORAGE
• BRICK FLOORING
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (23.3% below list).
• Recommended offer: $338k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% 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+, 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 (+3.2%/yr); 306 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($118k/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 133 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

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 $337,590 (23.3% 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 133 days. Have you received any prior offers? Is the seller open to a 23% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 10.9

CMA / ARV

• ARV (median comp): $460,212
• List price: $440,000
• Delta: -4.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Wyngate Way	0.28mi	4/2.5 (-1)	2,378 (+14%)	11mo	$456,000	$192	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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-89,942
• Equity at exit: $65,605

10-year hold

• IRR: -13.9%
• Equity multiple: 0.19×
• Total profit: $-100,180
• Equity at exit: $38,043

Cash invested: $123,200 (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: 306
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$437 /mo · $5,242/yr
• Insurance: −$183
• HOA: −$44
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-305

Break-even live

Break-even rent $3,761

Max offer price $386,190

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-180	+0% $-305	+5% $-429	+10% $-554
Rent	-10% $-571	-5% $-438	+0% $-305	+5% $-171	+10% $-38
Rate	-1.0pp $-83	-0.5pp $-193	base $-305	+0.5pp $-419	+1.0pp $-535

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Ridge Way Fayetteville, GA	4.0	3.0	2209	$2,146	$0.97	25d	1	0.46mi
200 Susan Ln Fayetteville, GA	5.0	3.0	2744	$3,000	$1.09	44d	1	0.53mi
240 Hollis St Fayetteville, GA	4.0	3.0	2740	$3,490	$1.27	44d	1	0.54mi
495 Plainfield St Fayetteville, GA	4.0	3.0	2591	$3,590	$1.39	44d	1	0.84mi
135 Murphy Creek Ln Fayetteville, GA	4.0	2.0	2100	$3,500	$1.67	25d	1	0.94mi
150 Diana Dr Fayetteville, GA	5.0	3.0	2934	$3,200	$1.09	44d	1	0.97mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: watergasgym

Listing history 33 events

1. 2026-06-18
   days on market $440,000 Active 133 DOM
2. 2026-06-17
   days on market $440,000 Active 132 DOM
3. 2026-06-16
   days on market $440,000 Active 131 DOM
4. 2026-06-15
   days on market $440,000 Active 130 DOM
5. 2026-06-13
   statusdays on market $440,000 Active 128 DOM
6. 2026-06-10
   pricestatus $440,000 Price Change 124 DOM
7. 2026-06-09
   days on market $450,000 Active 124 DOM
8. 2026-06-08
   days on market $450,000 Active 123 DOM
9. 2026-06-07
   days on market $450,000 Active 122 DOM
10. 2026-06-04
    days on market $450,000 Active 119 DOM
11. 2026-06-03
    days on market $450,000 Active 118 DOM
12. 2026-06-02
    days on market $450,000 Active 117 DOM
13. 2026-06-01
    days on market $450,000 Active 116 DOM
14. 2026-05-31
    days on market $450,000 Active 115 DOM
15. 2026-01-16
    listed $450,000 New 1530-char remark

    Show marketing remark (1530 chars)

    Well-built brick ranch home with a full basement, situated on a beautifully manicured one-acre lot in the highly sought-after Whitewater School District. This home offers a two-car garage plus additional drive-under garage storage for added convenience. Step inside to an open and inviting living room featuring a gas fireplace that flows seamlessly into the oversized kitchen with classic brick flooring. The kitchen is designed for both function and gathering, offering a breakfast bar, abundant counter and cabinet space, and stainless steel appliances. A mudroom with laundry adds everyday ease, while the spacious dining room comfortably seats ten-perfect for hosting family and friends. Enjoy outdoor living on the beautiful back porch, ideal for entertaining, weekend BBQs, or relaxing evenings overlooking the backyard. The owner's suite is a private retreat with two closets, dual vanity counters, a large soaking tub, and an open glass shower. Three additional generously sized bedrooms on the main level provide flexibility for family living, guest rooms, or home office space. The full basement offers incredible versatility with tons of storage and bonus/flex space ready to be transformed into a gym, playroom, home theater, or hobby area. Conveniently located near award-winning schools, shopping, dining, and entertainment-this home delivers space, quality, and location in one exceptional package. Come see it for yourself and imagine the possibilities-schedule your private showing today before this one is gone!

16. 2025-11-30
    historical
17. 2025-11-30
    historical
18. 2025-08-23
    listed $450,000 New
19. 2025-08-23
    listed $450,000 Active
20. 2025-08-18
    historical
21. 2025-08-18
    historical
22. 2025-08-17
    listed $450,000 Active
23. 2025-07-18
    historical
24. 2025-07-18
    listed $450,000 New
25. 2023-04-13
    soldstatus $437,500
26. 2023-04-10
    soldstatus $437,500 Sold
27. 2023-03-08
    status Under Contract
28. 2023-02-18
    listed $437,500 New
29. 2021-09-21
    soldstatus $372,500
30. 2021-09-17
    soldstatus $372,500 Sold
31. 2021-08-14
    status Under Contract
32. 2021-08-11
    listed $380,000 New
33. 1991-10-01
    soldstatus $142,900

ⓘ 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: $5,242 · $437/mo
• Projected year-2 tax: $5,242 · $437/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 3/10 Moderate
• 🌡 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: $40,511
• − Mortgage interest: −$24,647
• − Property taxes: −$5,242
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − HOA: −$528
• − Depreciation: −$12,800
• Taxable loss: −$11,388
• Est. tax savings @ 24.0%: +$2,733
• After-tax cash flow: $-922/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

+214.9% since first listed

19 events — show timeline

• 2026-01-16 Listed $450,000 GAMLS
• 2025-11-30 Listing Removed — FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-08-23 Listed $450,000 FMLS
• 2025-08-23 Listed $450,000 GAMLS
• 2025-08-18 Listing Removed — GAMLS
• 2025-08-18 Listing Removed — FMLS
• 2025-08-17 Listed $450,000 FMLS
• 2025-07-18 Coming Soon — FMLS
• 2025-07-18 Listed $450,000 GAMLS
• 2023-04-13 Sold (Public Records) $437,500 Public Records
• 2023-04-10 Sold (MLS) $437,500 GAMLS
• 2023-03-08 Pending — GAMLS
• 2023-02-18 Listed $437,500 GAMLS
• 2021-09-21 Sold (Public Records) $372,500 Public Records
• 2021-09-17 Sold (MLS) $372,500 GAMLS
• 2021-08-14 Pending — GAMLS
• 2021-08-11 Listed $380,000 GAMLS
• 1991-10-01 Sold (Public Records) $142,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,242 · +8.8% YoY. Source: county tax records.