4055 Golfview Dr · Fairfield Plantation, GA 30180

$269,900

3 bd · 3.0 ba · 1,465 sqft · SingleFamily public records · 135 Days on market

Built 1984 0.32 ac lot $184/sqft · 27% above area Est $356k · 24% 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 +13.8/30.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the best priced 4-bedroom opportunity in Fairfield Plantation. Golf-front home offering 4 bedrooms, 3 full bathrooms, and a partially finished daylight basement-providing flexible space and square footage not often found at this price point in the community. Recent interior improvements include LVP flooring upstairs, fresh paint, and updated kitchen cabinetry (approx. 2 years). The layout is functional and allows for updates to be completed over time based on a buyer's needs and preferences. Priced to reflect current condition, this home presents an opportunity to gain space, location, and long-term value while making improvements at your own pace. The daylight basement offers additional living area potential, and two fireplaces add character to the main living spaces. Located inside Fairfield Plantation with access to golf, lake, marina, pools, tennis, and 24-hour security. Homes with this combination of space, setting, and price point continue to draw attention in the current market.

Key facts

• Gated community
• Fresh interior paint
• Vinyl plank flooring

Tags

• UPDATED KITCHEN CABINETS
• VINYL PLANK FLOORING
• FRESH INTERIOR PAINT
• PARTIALLY FINISHED BASEMENT
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $26 ($312/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 $223k (17.5% below list).
• Recommended offer: $223k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% in Fairfield Plantation — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $231k; 17% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,603 (17.5% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $355,514
• List price: $269,900
• Delta: -24.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Monticello Dr	0.47mi	3/2.0	1,472 (+0%)	6mo	$275,000	$187	68
4032 Golfview Dr	0.15mi	3/2.0	1,319 (-10%)	10mo	$260,000	$197	64
4135 Argonne Dr	0.20mi	3/2.0	1,665 (+14%)	3mo	$255,000	$153	61
3078 Essex Dr	0.25mi	3/2.0	1,282 (-12%)	4mo	$237,500	$185	60
3153 Sweetbriar Dr	0.65mi	3/2.0	1,475 (+1%)	6mo	$272,000	$184	60
3273 Greenhill Dr	0.54mi	3/2.0	1,565 (+7%)	1mo	$285,000	$182	58
80 Alloway Dr	0.53mi	3/2.0	1,344 (-8%)	0mo	$250,000	$186	58
7358 S Mitchell Ct	0.65mi	3/2.0	1,532 (+5%)	6mo	$275,000	$180	53
3149 Lakeview Pkwy	0.68mi	3/2.0	1,364 (-7%)	4mo	$295,000	$216	49
1190 Plantation Dr	0.69mi	3/2.0	1,568 (+7%)	9mo	$575,000	$367	44
3280 Greenhill Dr	0.65mi	3/2.0	1,661 (+13%)	4mo	$292,800	$176	40
3180 Sweetbriar Dr	0.74mi	3/2.5	1,592 (+9%)	12mo	$295,000	$185	39

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-43,421
• Equity at exit: $40,243

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-41,114
• Equity at exit: $23,336

Cash invested: $75,572 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $26

Break-even live

Break-even rent $2,193

Max offer price $269,900

Occupancy floor 94%

Sensitivity live

Price	-10% $179	-5% $102	+0% $26	+5% $-50	+10% $-127
Rent	-10% $-150	-5% $-62	+0% $26	+5% $114	+10% $202
Rate	-1.0pp $162	-0.5pp $95	base $26	+0.5pp $-44	+1.0pp $-115

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Abbotsford Dr Villa Rica, GA	3.0	3.0	1602	$2,099	$1.31	6d	1	0.53mi
269 Clearview Ct Villa Rica, GA	2.0	2.0	1450	$1,850	$1.28	45d	1	1.29mi

Listing history 38 events

1. 2026-06-13
   statusdays on market $269,900 Under Contract 135 DOM
2. 2026-06-09
   days on market $269,900 Active 132 DOM
3. 2026-06-08
   days on market $269,900 Active 131 DOM
4. 2026-06-07
   days on market $269,900 Active 130 DOM
5. 2026-06-04
   days on market $269,900 Active 127 DOM
6. 2026-06-03
   days on market $269,900 Active 126 DOM
7. 2026-06-02
   days on market $269,900 Active 125 DOM
8. 2026-06-01
   days on market $269,900 Active 124 DOM
9. 2026-05-31
   days on market $269,900 Active 123 DOM
10. 2026-05-08
    price $269,900 1025-char remark

    Show marketing remark (1025 chars)

    One of the best priced 4-bedroom opportunity in Fairfield Plantation. Golf-front home offering 4 bedrooms, 3 full bathrooms, and a partially finished daylight basement-providing flexible space and square footage not often found at this price point in the community. Recent interior improvements include LVP flooring upstairs, fresh paint, and updated kitchen cabinetry (approx. 2 years). The layout is functional and allows for updates to be completed over time based on a buyer's needs and preferences. Priced to reflect current condition, this home presents an opportunity to gain space, location, and long-term value while making improvements at your own pace. The daylight basement offers additional living area potential, and two fireplaces add character to the main living spaces. Located inside Fairfield Plantation with access to golf, lake, marina, pools, tennis, and 24-hour security. Homes with this combination of space, setting, and price point continue to draw attention in the current market.

11. 2026-03-27
    price $280,000 1025-char remark

    Show marketing remark (1025 chars)

    One of the best priced 4-bedroom opportunity in Fairfield Plantation. Golf-front home offering 4 bedrooms, 3 full bathrooms, and a partially finished daylight basement-providing flexible space and square footage not often found at this price point in the community. Recent interior improvements include LVP flooring upstairs, fresh paint, and updated kitchen cabinetry (approx. 2 years). The layout is functional and allows for updates to be completed over time based on a buyer's needs and preferences. Priced to reflect current condition, this home presents an opportunity to gain space, location, and long-term value while making improvements at your own pace. The daylight basement offers additional living area potential, and two fireplaces add character to the main living spaces. Located inside Fairfield Plantation with access to golf, lake, marina, pools, tennis, and 24-hour security. Homes with this combination of space, setting, and price point continue to draw attention in the current market.

12. 2026-03-11
    price $286,000 1025-char remark

    Show marketing remark (1025 chars)

    One of the best priced 4-bedroom opportunity in Fairfield Plantation. Golf-front home offering 4 bedrooms, 3 full bathrooms, and a partially finished daylight basement-providing flexible space and square footage not often found at this price point in the community. Recent interior improvements include LVP flooring upstairs, fresh paint, and updated kitchen cabinetry (approx. 2 years). The layout is functional and allows for updates to be completed over time based on a buyer's needs and preferences. Priced to reflect current condition, this home presents an opportunity to gain space, location, and long-term value while making improvements at your own pace. The daylight basement offers additional living area potential, and two fireplaces add character to the main living spaces. Located inside Fairfield Plantation with access to golf, lake, marina, pools, tennis, and 24-hour security. Homes with this combination of space, setting, and price point continue to draw attention in the current market.

13. 2026-01-26
    listed $288,000 New 1025-char remark

    Show marketing remark (1025 chars)

    One of the best priced 4-bedroom opportunity in Fairfield Plantation. Golf-front home offering 4 bedrooms, 3 full bathrooms, and a partially finished daylight basement-providing flexible space and square footage not often found at this price point in the community. Recent interior improvements include LVP flooring upstairs, fresh paint, and updated kitchen cabinetry (approx. 2 years). The layout is functional and allows for updates to be completed over time based on a buyer's needs and preferences. Priced to reflect current condition, this home presents an opportunity to gain space, location, and long-term value while making improvements at your own pace. The daylight basement offers additional living area potential, and two fireplaces add character to the main living spaces. Located inside Fairfield Plantation with access to golf, lake, marina, pools, tennis, and 24-hour security. Homes with this combination of space, setting, and price point continue to draw attention in the current market.

14. 2023-03-31
    soldstatus $231,000 Sold 414-char remark

    Show marketing remark (414 chars)

    Owner is offering $20, 000 at closing for upgrades. Also a 1 yr home warranty and $4,000 towards closing cost. Home is on a large lot on the Golf Course. This home features 2 fireplaces. Downstairs is one large bedroom and a full bath. Plus rec room with fireplace. Outside exit so perfect for MIL suite or rental. Vacant call Virginia at 678-378-1017 between 9am to 9pm seven days a week. Do not use showing time.

15. 2023-03-31
    soldstatus $231,000

    Show marketing remark (414 chars)

    Owner is offering $20, 000 at closing for upgrades. Also a 1 yr home warranty and $4,000 towards closing cost. Home is on a large lot on the Golf Course. This home features 2 fireplaces. Downstairs is one large bedroom and a full bath. Plus rec room with fireplace. Outside exit so perfect for MIL suite or rental. Vacant call Virginia at 678-378-1017 between 9am to 9pm seven days a week. Do not use showing time.

16. 2023-03-03
    status Under Contract 414-char remark

    Show marketing remark (414 chars)

    Owner is offering $20, 000 at closing for upgrades. Also a 1 yr home warranty and $4,000 towards closing cost. Home is on a large lot on the Golf Course. This home features 2 fireplaces. Downstairs is one large bedroom and a full bath. Plus rec room with fireplace. Outside exit so perfect for MIL suite or rental. Vacant call Virginia at 678-378-1017 between 9am to 9pm seven days a week. Do not use showing time.

17. 2023-02-17
    price $255,900 414-char remark

    Show marketing remark (414 chars)

    Owner is offering $20, 000 at closing for upgrades. Also a 1 yr home warranty and $4,000 towards closing cost. Home is on a large lot on the Golf Course. This home features 2 fireplaces. Downstairs is one large bedroom and a full bath. Plus rec room with fireplace. Outside exit so perfect for MIL suite or rental. Vacant call Virginia at 678-378-1017 between 9am to 9pm seven days a week. Do not use showing time.

18. 2023-02-07
    listed $257,900 New 414-char remark

    Show marketing remark (414 chars)

    Owner is offering $20, 000 at closing for upgrades. Also a 1 yr home warranty and $4,000 towards closing cost. Home is on a large lot on the Golf Course. This home features 2 fireplaces. Downstairs is one large bedroom and a full bath. Plus rec room with fireplace. Outside exit so perfect for MIL suite or rental. Vacant call Virginia at 678-378-1017 between 9am to 9pm seven days a week. Do not use showing time.

19. 2015-11-23
    soldstatus $125,000
20. 2015-11-18
    soldstatus $125,000 Sold
21. 2015-11-18
    soldstatus $125,000 Sold
22. 2015-08-17
    historical Pending
23. 2015-08-17
    status Under Contract
24. 2015-08-05
    price $125,000
25. 2015-08-05
    price $125,000
26. 2015-07-15
    status Back On Market
27. 2015-07-15
    status Active
28. 2015-04-17
    historical Pending
29. 2015-04-17
    status Under Contract
30. 2015-01-26
    price $130,000
31. 2015-01-26
    status Active
32. 2015-01-26
    status Increased
33. 2015-01-26
    price $130,000
34. 2015-01-14
    historical Pending
35. 2015-01-14
    status Under Contract
36. 2015-01-02
    listed $125,000 Active
37. 2015-01-02
    listed $125,000 New
38. 1983-10-21
    soldstatus $68,000

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$26/yr (+$2/mo · 1.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,712
• − Mortgage interest: −$15,119
• − Property taxes: −$2,457
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$7,852
• Taxable loss: −$4,338
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,353/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Fairfield Plantation

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fairfield Plantation, GA
• County: Carroll County · 124,888 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+296.9% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $269,900 GAMLS
• 2026-03-27 Price Changed $280,000 GAMLS
• 2026-03-11 Price Changed $286,000 GAMLS
• 2026-01-26 Listed $288,000 GAMLS
• 2023-03-31 Sold (Public Records) $231,000 Public Records
• 2023-03-31 Sold (MLS) $231,000 GAMLS
• 2023-03-03 Pending — GAMLS
• 2023-02-17 Price Changed $255,900 GAMLS
• 2023-02-07 Listed $257,900 GAMLS
• 2015-11-23 Sold (Public Records) $125,000 Public Records
• 2015-11-18 Sold (MLS) $125,000 GAMLS
• 2015-11-18 Sold (MLS) $125,000 FMLS
• 2015-08-17 Contingent — FMLS
• 2015-08-17 Pending — GAMLS
• 2015-08-05 Price Changed $125,000 GAMLS
• 2015-08-05 Price Changed $125,000 FMLS
• 2015-07-15 Relisted — GAMLS
• 2015-07-15 Relisted — FMLS
• 2015-04-17 Contingent — FMLS
• 2015-04-17 Pending — GAMLS
• 2015-01-26 Relisted — FMLS
• 2015-01-26 Price Changed $130,000 FMLS
• 2015-01-26 Price Changed $130,000 GAMLS
• 2015-01-26 Relisted — GAMLS
• 2015-01-14 Contingent — FMLS
• 2015-01-14 Pending — GAMLS
• 2015-01-02 Listed $125,000 FMLS
• 2015-01-02 Listed $125,000 GAMLS
• 1983-10-21 Sold (Public Records) $68,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,457 · +17.5% YoY. Source: county tax records.