225 Benjamin Cir · South Fulton, GA 30214

$350,500

3 bd · 3.0 ba · 2,026 sqft · SingleFamily public records · 106 Days on market

Built 2019 3.41 ac lot $173/sqft · at area comps Est $355k · 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 +11.6/30.0
• ARV discount +8.0/15.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS RESUME SATURDAY 4/11. Use ShowingTime for appointment.

Key facts

• Covered deck
• Modern features
• Newer construction

Tags

• NEWER CONSTRUCTION
• 3 ACRES
• NO HOA
• COVERED DECK
• MODERN FEATURES
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (24.2% below list).
• Recommended offer: $266k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: North Fayette Elementary School (math 31% / reading 39%, grade F, #523 of 1,228 statewide, top 43%, 603 students, 62% FRL); Flat Rock Middle School (math 35% / reading 55%, grade D, #103 of 470 statewide, top 23%, 883 students, 46% FRL); Sandy Creek High School (math 23% / reading 42%, grade F, #104 of 424 statewide, top 25%, 1,188 students, 43% FRL) — zoned schools average 50% FRL vs 21% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 56% district-wide (-18 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); 378 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $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 106 days — a 9% lower offer ($319k) 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 $18k; list at $350k implies a 1847% gain — meaningful room to come down on a strong offer.

Recommended offer $265,759 (24.2% 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 106 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $354,802
• List price: $350,500
• Delta: -1.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Benjamin Cir	0.00mi	3/2.5	2,026 (0%)	1mo	$340,000	$168	97
120 Benjamin Cir	0.21mi	3/2.5	1,950 (-4%)	1mo	$348,000	$178	81
400 Benjamin Cir	0.30mi	3/2.0	1,805 (-11%)	1mo	$300,000	$166	63
100 Ashley Dr	0.52mi	3/2.5	2,007 (-1%)	17mo	$388,000	$193	58
290 Fairfield Cir	0.62mi	4/2.5 (+1)	2,030 (+0%)	24mo	$370,000	$182	44
175 Ashley Dr	0.75mi	4/2.5 (+1)	2,194 (+8%)	12mo	$369,500	$168	34

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-60,228
• Equity at exit: $52,261

10-year hold

• IRR: -7.2%
• Equity multiple: 0.52×
• Total profit: $-46,901
• Equity at exit: $30,305

Cash invested: $98,140 (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: 378
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,838
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-107

Break-even live

Break-even rent $2,793

Max offer price $331,548

Occupancy floor 99%

Sensitivity live

Price	-10% $91	-5% $-8	+0% $-107	+5% $-206	+10% $-306
Rent	-10% $-317	-5% $-212	+0% $-107	+5% $-2	+10% $103
Rate	-1.0pp $69	-0.5pp $-18	base $-107	+0.5pp $-198	+1.0pp $-291

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: $87,625
• Closing costs: $10,515
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Fairfield Cir Fayetteville, GA	3.0	2.5	2170	$2,100	$0.97	7d	1	0.40mi
335 Fairfield Cir Fayetteville, GA	4.0	2.0	3000	$2,645	$0.88	0d	1	0.58mi
335 Fairfield Cir Fayetteville, GA	4.0	2.0	3000	$2,645	$0.88	7d	1	0.58mi
100 Creekwood Ct Fayetteville, GA	4.0	3.0	2754	$2,739	$0.99	7d	1	0.73mi
558 Kenwood Rd Fayetteville, GA	3.0	2.5	2254	$4,290	$1.90	14d	1	0.75mi
245 Bentley Way Fayetteville, GA	4.0	2.5	1740	$2,449	$1.41	4d	1	0.89mi
230 New Oak Ridge Trl Fayetteville, GA	3.0	3.0	2425	$2,250	$0.93	4d	1	1.05mi
110 Wilmington Ln Fayetteville, GA	4.0	2.5	2309	$2,295	$0.99	7d	1	1.16mi
130 Wilmington Ln Fayetteville, GA	3.0	2.0	2244	$2,230	$0.99	26d	1	1.19mi
165 N Fayette Dr Fayetteville, GA	4.0	2.5	2192	$7,500	$3.42	6d	1	1.30mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	17d	1	1.49mi
185 Eli Run Fayetteville, GA	3.0	2.0	1600	$2,020	$1.26	45d	1	1.50mi

Listing history 8 events

1. 2026-05-09
   status Pending 1294-char remark

   Show marketing remark (1310 chars)

   What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS HAVE RESUMED BEGINNING SATURDAY 4/11. Use ShowingTime for Appointment.

2. 2026-05-09
   status Under Contract 1310-char remark

   Show marketing remark (1310 chars)

   What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS HAVE RESUMED BEGINNING SATURDAY 4/11. Use ShowingTime for Appointment.

3. 2026-03-11
   price $350,500 1294-char remark

   Show marketing remark (1310 chars)

   What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS HAVE RESUMED BEGINNING SATURDAY 4/11. Use ShowingTime for Appointment.

4. 2026-03-11
   price $350,500 1310-char remark

   Show marketing remark (1310 chars)

   What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS HAVE RESUMED BEGINNING SATURDAY 4/11. Use ShowingTime for Appointment.

5. 2026-01-22
   listed $360,500 Active 1294-char remark

   Show marketing remark (1310 chars)

   What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS HAVE RESUMED BEGINNING SATURDAY 4/11. Use ShowingTime for Appointment.

6. 2026-01-22
   listed $360,500 New 1310-char remark

   Show marketing remark (1310 chars)

   What if you could have newer construction, over 3 acres, no HOA, AND move-in ready condition? Built in 2019, this Fayette County home offers modern features rarely found in this price range. Situated on over 3 acres per tax record, the property provides privacy and space in a peaceful setting. Recently installed new carpet throughout, fresh interior paint, brand new stove (to be installed), and hardwood flooring on 1st floor, this home is truly move-in ready. The home features 3 bedrooms plus a bonus room over the garage in a functional, light-filled floor plan. A two-story foyer welcomes you, leading to a living room, dining room, and family room with fireplace. The kitchen includes granite countertops, a 2 stool bar, breakfast area, stainless steel appliances and opens to the main living areas. Upstairs includes the owner's suite with a separate garden tub and shower, laundry room, and convenient rear stairs from the family room. Enjoy outdoor living on the covered deck. Built on a crawl space and set slightly below street level in the front, this an exceptional opportunity in Fayette County. Located within 3 miles of the Arthur Blank US Soccer Facility and only 20 minutes to Hartsfield-Jackson Airport. SHOWINGS HAVE RESUMED BEGINNING SATURDAY 4/11. Use ShowingTime for Appointment.

7. 2017-09-01
   soldstatus $18,000
8. 2008-04-28
   soldstatus $35,000

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: +$552/yr (+$46/mo · 20.7%)

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

Taxation est. · year 1

• Rental income: $31,891
• − Mortgage interest: −$19,633
• − Property taxes: −$2,672
• − Insurance: −$1,752
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − Depreciation: −$10,196
• Taxable loss: −$7,466
• Est. tax savings @ 24.0%: +$1,792
• After-tax cash flow: $504/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 — South Fulton

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

Census & demographics

• County: Fayette County · 112,821 people
• City population: 127,674
• 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

+901.4% since first listed

8 events — show timeline

• 2026-05-09 Pending — FMLS
• 2026-05-09 Pending — GAMLS
• 2026-03-11 Price Changed $350,500 FMLS
• 2026-03-11 Price Changed $350,500 GAMLS
• 2026-01-22 Listed $360,500 GAMLS
• 2026-01-22 Listed $360,500 FMLS
• 2017-09-01 Sold (Public Records) $18,000 Public Records
• 2008-04-28 Sold (Public Records) $35,000 Public Records

Property tax history

+26.2%/yr

Latest (2025): $2,672 · +3.1% YoY. Source: county tax records.