100 Matthew Way · Fayetteville, GA 30214

$430,000

7 bd · 6.0 ba · 2,994 sqft · SingleFamily public records · 52 Days on market

Built 1997 0.80 ac lot $144/sqft · 32% above area Est $493k · 13% 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 +13.2/15.0
• Cash flow +7.0/30.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTOR'S DREAM PROPERTY, FOUR SIDED BRICK HOME WITH 1-ACRE LOT BRING OFFER. PRICE HAS JUST BEEN REDUCED.

Key facts

• 0.8 acre lot
• Garage
• Built 1997

What this means for you Summary

Snapshot

• This is a 7-bed/6.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-622 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (36.2% below list).
• Recommended offer: $274k (36.2% 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 37% 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 52 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $95k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $332k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $274,479 (36.2% 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 52 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 13.1

CMA / ARV

• ARV (median comp): $492,914
• List price: $430,000
• Delta: -12.76%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.12×
• Total profit: $-105,736
• Equity at exit: $64,114

10-year hold

• IRR: -18.9%
• Equity multiple: -0.06×
• Total profit: $-128,142
• Equity at exit: $37,179

Cash invested: $120,400 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,745 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-622

Break-even live

Break-even rent $3,532

Max offer price $320,177

Occupancy floor —

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-03
   statusdays on market $430,000 Under Contract 52 DOM
2. 2026-06-02
   days on market $430,000 Active 51 DOM
3. 2026-06-01
   days on market $430,000 Active 50 DOM
4. 2026-05-31
   days on market $430,000 Active 49 DOM
5. 2026-04-25
   price $450,000 112-char remark

   Show marketing remark (112 chars)

   GREAT INVESTOR'S DREAM PROPERTY, FOUR SIDED BRICK HOME WITH 1-ACRE LOT BRING OFFER. PRICE HAS JUST BEEN REDUCED.

6. 2026-04-17
   price $490,000 112-char remark

   Show marketing remark (112 chars)

   GREAT INVESTOR'S DREAM PROPERTY, FOUR SIDED BRICK HOME WITH 1-ACRE LOT BRING OFFER. PRICE HAS JUST BEEN REDUCED.

7. 2026-04-12
   listed $525,000 New 112-char remark

   Show marketing remark (112 chars)

   GREAT INVESTOR'S DREAM PROPERTY, FOUR SIDED BRICK HOME WITH 1-ACRE LOT BRING OFFER. PRICE HAS JUST BEEN REDUCED.

8. 2025-03-07
   soldstatus $332,000
9. 2023-05-30
   soldstatus $380,000
10. 2023-05-07
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Welcome to Martha's Vineyard! This traditional home offers 4 bd/4.5 ba. Tax records indicate 2,994 sq ft, however, the home sits on a finished basement, to add another 1,500 sq, full bath and area to work and entertain. Once you enter the home, you will step into a two-story foyer with a dining room and family room to your right and left. The main level offers a room that can be used for work or exercising, with a full bathroom, and kitchen with a few to the open family room. Upstairs has 4 bedrooms and 3 full baths. The backyard is huge and offers a pool and two decks for entertaining. What are you waiting for? With a little TLC and upgrades, this home could be your perfect Oasis. Home is being sold AS-IS and upgrades have been factored into the asking price.

11. 2023-05-05
    soldstatus $380,000 Closed 779-char remark

    Show marketing remark (779 chars)

    Welcome to Martha's Vineyard! This traditional home offers 4 bd/4.5 ba. Tax records indicate 2,994 sq ft, however, the home sits on a finished basement, to add another 1,500 sq, full bath and area to work and entertain. Once you enter the home, you will step into a two-story foyer with a dining room and family room to your right and left. The main level offers a room that can be used for work or exercising, with a full bathroom, and kitchen with a few to the open family room. Upstairs has 4 bedrooms and 3 full baths. The backyard is huge and offers a pool and two decks for entertaining. What are you waiting for? With a little TLC and upgrades, this home could be your perfect Oasis. Home is being sold AS-IS and upgrades have been factored into the asking price.

12. 2023-05-05
    soldstatus $380,000 Sold

    Show marketing remark (779 chars)

    Welcome to Martha's Vineyard! This traditional home offers 4 bd/4.5 ba. Tax records indicate 2,994 sq ft, however, the home sits on a finished basement, to add another 1,500 sq, full bath and area to work and entertain. Once you enter the home, you will step into a two-story foyer with a dining room and family room to your right and left. The main level offers a room that can be used for work or exercising, with a full bathroom, and kitchen with a few to the open family room. Upstairs has 4 bedrooms and 3 full baths. The backyard is huge and offers a pool and two decks for entertaining. What are you waiting for? With a little TLC and upgrades, this home could be your perfect Oasis. Home is being sold AS-IS and upgrades have been factored into the asking price.

13. 2023-04-28
    status Under Contract

    Show marketing remark (779 chars)

    Welcome to Martha's Vineyard! This traditional home offers 4 bd/4.5 ba. Tax records indicate 2,994 sq ft, however, the home sits on a finished basement, to add another 1,500 sq, full bath and area to work and entertain. Once you enter the home, you will step into a two-story foyer with a dining room and family room to your right and left. The main level offers a room that can be used for work or exercising, with a full bathroom, and kitchen with a few to the open family room. Upstairs has 4 bedrooms and 3 full baths. The backyard is huge and offers a pool and two decks for entertaining. What are you waiting for? With a little TLC and upgrades, this home could be your perfect Oasis. Home is being sold AS-IS and upgrades have been factored into the asking price.

14. 2023-04-28
    historical Active Under Contract 779-char remark

    Show marketing remark (779 chars)

    Welcome to Martha's Vineyard! This traditional home offers 4 bd/4.5 ba. Tax records indicate 2,994 sq ft, however, the home sits on a finished basement, to add another 1,500 sq, full bath and area to work and entertain. Once you enter the home, you will step into a two-story foyer with a dining room and family room to your right and left. The main level offers a room that can be used for work or exercising, with a full bathroom, and kitchen with a few to the open family room. Upstairs has 4 bedrooms and 3 full baths. The backyard is huge and offers a pool and two decks for entertaining. What are you waiting for? With a little TLC and upgrades, this home could be your perfect Oasis. Home is being sold AS-IS and upgrades have been factored into the asking price.

15. 2023-04-27
    listed $380,000 New
16. 2023-04-19
    listed $380,000 Active 779-char remark

    Show marketing remark (779 chars)

    Welcome to Martha's Vineyard! This traditional home offers 4 bd/4.5 ba. Tax records indicate 2,994 sq ft, however, the home sits on a finished basement, to add another 1,500 sq, full bath and area to work and entertain. Once you enter the home, you will step into a two-story foyer with a dining room and family room to your right and left. The main level offers a room that can be used for work or exercising, with a full bathroom, and kitchen with a few to the open family room. Upstairs has 4 bedrooms and 3 full baths. The backyard is huge and offers a pool and two decks for entertaining. What are you waiting for? With a little TLC and upgrades, this home could be your perfect Oasis. Home is being sold AS-IS and upgrades have been factored into the asking price.

17. 1998-01-28
    soldstatus $277,000

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $4,271 · $356/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $32,937
• − Mortgage interest: −$24,087
• − Property taxes: −$4,271
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,635
• − Management: −$2,635
• − Depreciation: −$12,509
• Taxable loss: −$15,349
• Est. tax savings @ 24.0%: +$3,684
• After-tax cash flow: $-3,776/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

+62.5% since first listed

13 events — show timeline

• 2026-04-25 Price Changed $450,000 GAMLS
• 2026-04-17 Price Changed $490,000 GAMLS
• 2026-04-12 Listed $525,000 GAMLS
• 2025-03-07 Sold (Public Records) $332,000 Public Records
• 2023-05-30 Sold (Public Records) $380,000 Public Records
• 2023-05-07 Pending — FMLS
• 2023-05-05 Sold (MLS) $380,000 GAMLS
• 2023-05-05 Sold (MLS) $380,000 FMLS
• 2023-04-28 Pending — GAMLS
• 2023-04-28 Contingent — FMLS
• 2023-04-27 Listed $380,000 GAMLS
• 2023-04-19 Listed $380,000 FMLS
• 1998-01-28 Sold (Public Records) $277,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $4,271 · +7.9% YoY. Source: county tax records.