330 Benjamin Cir · South Fulton, GA 30214

$310,000

3 bd · 4.0 ba · 2,520 sqft · SingleFamily public records · 1 Days on market

Built 1984 4,678 sqft lot Est $383k · 19% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

Key facts

• 4,678 sq ft lot
• 2 garage spots
• Built 1984

Property features AI

Finance

• HOA & community: Community with additional unspecified features

Exterior

• Parking: Assigned parking; Drive-under main level parking; Side-facing 2-car garage; Two total parking spaces
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Two-story home; Fee simple ownership; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Garden; Deck

Interior

• Kitchen: Country-style eat-in kitchen; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three upper-level bedrooms; Bedrooms with additional unspecified features
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Forced air heating; Central air conditioning; Whole house fan
• Interior features: Entrance foyer; Walk-in closets; Finished partial basement with driveway access, exterior and interior entry
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $274k (11.7% below list).
• Recommended offer: $274k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.6% in South Fulton — 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 C — 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); 372 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 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 $2k of loan paydown is wiped out by about $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.
• Current owner paid $185k; list at $310k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,668 (11.7% 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. 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.
3. 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.
4. 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: 0.88% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $383,040
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Benjamin Cir	0.00mi	3/2.5	2,520 (0%)	0mo	$304,600	$121	94
130 Benjamin Cir	0.25mi	4/2.5 (+1)	2,624 (+4%)	5mo	$405,000	$154	66
115 Amber Ct	0.62mi	4/3.0 (+1)	2,474 (-2%)	9mo	$375,000	$152	52
405 Fairfield Cir	0.49mi	4/2.5 (+1)	2,846 (+13%)	2mo	$200,000	$70	43
422 Kite Lake Rd	0.60mi	4/2.5 (+1)	2,347 (-7%)	20mo	$440,000	$187	33
220 Mercedes Trl	0.74mi	4/2.5 (+1)	2,388 (-5%)	17mo	$310,000	$130	31
175 Ashley Dr	0.63mi	4/2.5 (+1)	2,194 (-13%)	12mo	$369,500	$168	28

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-31,290
• Equity at exit: $46,222

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $7,403
• Equity at exit: $26,803

Cash invested: $86,800 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $242

Break-even live

Break-even rent $2,430

Max offer price $310,000

Occupancy floor 86%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Fairfield Cir Fayetteville, GA	3.0	2.5	2170	$2,100	$0.97	5d	1	0.55mi
100 Creekwood Ct Fayetteville, GA	4.0	3.0	2754	$2,739	$0.99	5d	1	0.68mi
335 Fairfield Cir Fayetteville, GA	4.0	2.0	3000	$2,645	$0.88	5d	1	0.68mi
558 Kenwood Rd Fayetteville, GA	3.0	2.5	2254	$4,290	$1.90	13d	1	0.71mi
230 New Oak Ridge Trl Fayetteville, GA	3.0	3.0	2425	$2,250	$0.93	3d	1	0.91mi
110 Wilmington Ln Fayetteville, GA	4.0	2.5	2309	$2,295	$0.99	5d	1	1.23mi
130 Wilmington Ln Fayetteville, GA	3.0	2.0	2244	$2,230	$0.99	24d	1	1.27mi
1061 Highway 92 N Fayetteville, GA	3.0	2.5	2697	$5,800	$2.15	44d	1	1.39mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	15d	1	1.39mi
165 N Fayette Dr Fayetteville, GA	4.0	2.5	2192	$7,500	$3.42	4d	1	1.39mi
315 Whitney Way Fayetteville, GA	3.0	2.0	1764	$2,090	$1.18	19d	1	1.47mi

Listing history 18 events

1. 2026-05-12
   status Pending
2. 2026-05-12
   listed $310,000 Active
3. 2018-07-06
   soldstatus $185,000 Sold 488-char remark

   Show marketing remark (488 chars)

   Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

4. 2018-07-05
   soldstatus $185,000
5. 2018-06-29
   soldstatus $185,000 Sold 488-char remark

   Show marketing remark (488 chars)

   Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

6. 2018-06-03
   status Pending 488-char remark

   Show marketing remark (488 chars)

   Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

7. 2018-06-03
   status Under Contract 488-char remark

   Show marketing remark (488 chars)

   Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

8. 2018-06-01
   listed $185,000 Active 488-char remark

   Show marketing remark (488 chars)

   Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

9. 2018-06-01
   listed $185,000 New 488-char remark

   Show marketing remark (488 chars)

   Recently Renovated. Beautiful 2 Story Home with Basement on Heavily Wooded Lot. Designer Paint. New Stain-Resistant Carpet in Family Room and Upstairs. Hardwood Floors. Tile in Bathrooms. Close to Pinewood Studios. All appliances included. Ready for Immediate Occupancy. Property can go 100% with VA Loan. Just What Your Looking For. Lots of Square Footage for the Price. Great Investment. Fayette County Schools. Seller will consider making any and all necessary repairs with good offer.

10. 2017-06-12
    soldstatus $122,000 Sold
11. 2017-06-12
    soldstatus $122,000 Sold
12. 2017-05-25
    status Under Contract
13. 2017-05-25
    historical Pending
14. 2017-04-13
    listed $122,860 Active
15. 2017-04-13
    listed $122,860 New
16. 2001-10-11
    soldstatus $146,000
17. 1998-11-06
    soldstatus $121,000
18. 1985-06-21
    soldstatus $94,000

ⓘ 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: $1,976 · $165/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$876/yr (+$73/mo · 44.3%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 17 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: $32,840
• − Mortgage interest: −$17,365
• − Property taxes: −$1,976
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − Depreciation: −$9,018
• Taxable loss: −$2,324
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $3,467/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

+229.8% since first listed

18 events — show timeline

• 2026-05-12 Pending — FMLS
• 2026-05-12 Listed $310,000 FMLS
• 2018-07-06 Sold (MLS) $185,000 GAMLS
• 2018-07-05 Sold (Public Records) $185,000 Public Records
• 2018-06-29 Sold (MLS) $185,000 FMLS
• 2018-06-03 Pending — FMLS
• 2018-06-03 Pending — GAMLS
• 2018-06-01 Listed $185,000 GAMLS
• 2018-06-01 Listed $185,000 FMLS
• 2017-06-12 Sold (MLS) $122,000 GAMLS
• 2017-06-12 Sold (MLS) $122,000 FMLS
• 2017-05-25 Pending — GAMLS
• 2017-05-25 Contingent — FMLS
• 2017-04-13 Listed $122,860 FMLS
• 2017-04-13 Listed $122,860 GAMLS
• 2001-10-11 Sold (Public Records) $146,000 Public Records
• 1998-11-06 Sold (Public Records) $121,000 Public Records
• 1985-06-21 Sold (Public Records) $94,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,976 · +3.1% YoY. Source: county tax records.