125 Verdon Hl · Fayetteville, GA 30215

$360,000

4 bd · 3.0 ba · 1,750 sqft · SingleFamily public records · 80 Days on market

Built 1998 2,234 sqft lot $206/sqft · 14% below area Est $419k · 14% under $55/mo HOA · 2% of rent

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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 +14.4/30.0
• ARV discount +13.9/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This four-bedroom, two-bathroom house offers approximately 1,750 square feet of living space. The property features a patio and a spacious backyard, providing ample outdoor space. Inside, the home boasts a variety of desirable features, including stainless steel appliances, a vaulted ceiling, backsplash tile, quartz countertops, a quartz fireplace, a new microwave, and a new HVAC system. The bedrooms are spacious, and the bathroom countertop is also made of quartz. This property provides a comfortable and well-appointed living experience. wonderful amenities offered in Stonebriar make this home so enjoyable with a pool, tennis courts, basketball court, a recently renovated playground, and a covered picnic pavilion. Home is located minutes from Trilith Studios, shopping, schools and Piedmont Fayette Hospital.

Key facts

• Quartz countertops
• Backsplash tile
• Spacious backyard

Tags

• SPACIOUS BACKYARD
• STAINLESS STEEL APPLIANCES
• VAULTED CEILING
• BACKSPLASH TILE
• QUARTZ COUNTERTOPS
• QUARTZ FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $75 ($902/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 $322k (10.5% below list).
• Recommended offer: $322k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Fayetteville — 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 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); 310 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $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 80 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $225k; list at $360k implies a 60% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,330 (10.5% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $419,449
• List price: $360,000
• Delta: -14.17%
• 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
225 Briarsweet Way	0.17mi	4/2.5	1,770 (+1%)	13mo	$338,500	$191	77
230 Doe Hollow Trce	0.43mi	4/3.0	1,872 (+7%)	0mo	$464,999	$248	68
175 Ferncliff	0.38mi	3/2.0 (-1)	1,773 (+1%)	8mo	$427,500	$241	64
170 Hidden Brook Trl	0.45mi	3/2.0 (-1)	1,814 (+4%)	6mo	$353,000	$195	59
190 Hidden Brook Trl	0.48mi	4/2.0	1,924 (+10%)	2mo	$417,000	$217	56
155 Hidden Brook Trl	0.32mi	3/2.0 (-1)	1,896 (+8%)	9mo	$425,000	$224	55
120 Cottage Cir	0.46mi	4/2.0	1,822 (+4%)	18mo	$399,000	$219	52
130 Broadleaf Pt	0.21mi	3/2.0 (-1)	1,855 (+6%)	23mo	$375,000	$202	52
202 Willow Rock Pt	0.34mi	3/2.0 (-1)	1,903 (+9%)	11mo	$424,000	$223	51
470 Grand Teton Cir	0.69mi	3/2.0 (-1)	1,667 (-5%)	2mo	$439,000	$263	50
227 Willow Rock Pt	0.38mi	3/2.0 (-1)	1,990 (+14%)	9mo	$437,000	$220	43
220 Doe Hollow Trce	0.42mi	4/2.0	1,950 (+11%)	23mo	$450,000	$231	38

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-52,797
• Equity at exit: $53,677

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-36,710
• Equity at exit: $31,126

Cash invested: $100,800 (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 30215

• Rents YoY: 3.2%
• Active inventory: 310
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,223 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$150
• HOA: −$55
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $75

Break-even live

Break-even rent $3,128

Max offer price $360,000

Occupancy floor 93%

Sensitivity live

Price	-10% $279	-5% $177	+0% $75	+5% $-27	+10% $-129
Rent	-10% $-180	-5% $-52	+0% $75	+5% $202	+10% $330
Rate	-1.0pp $256	-0.5pp $167	base $75	+0.5pp $-18	+1.0pp $-113

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Beaverbrook Ln Fayetteville, GA	4.0	2.5	2284	$3,129	$1.37	18d	1	0.17mi
105 Edgemoore Ln Fayetteville, GA	4.0	2.5	2580	$2,495	$0.97	25d	1	0.42mi
305 Sunderland Cir Fayetteville, GA	4.0	2.5	2587	$3,650	$1.41	0d	1	0.57mi
100 Lakeview Ln Fayetteville, GA	3.0	2.0	1900	$2,300	$1.21	45d	1	1.12mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $360,000 Active 80 DOM
2. 2026-06-18
   days on market $360,000 Active 77 DOM
3. 2026-06-17
   days on market $360,000 Active 76 DOM
4. 2026-06-16
   days on market $360,000 Active 75 DOM
5. 2026-06-15
   days on market $360,000 Active 74 DOM
6. 2026-06-13
   days on market $360,000 Active 72 DOM
7. 2026-06-09
   days on market $360,000 Active 68 DOM
8. 2026-06-08
   days on market $360,000 Active 67 DOM
9. 2026-06-07
   days on market $360,000 Active 66 DOM
10. 2026-06-04
    days on market $360,000 Active 63 DOM
11. 2026-06-03
    days on market $360,000 Active 62 DOM
12. 2026-06-02
    days on market $360,000 Active 61 DOM
13. 2026-06-01
    days on market $360,000 Active 60 DOM
14. 2026-05-31
    days on market $360,000 Active 59 DOM
15. 2026-05-12
    price $360,000 820-char remark

    Show marketing remark (827 chars)

    This four-bedroom, two-bathroom house offers approximately 1,750 square feet of living space. The property features a patio and a spacious backyard, providing ample outdoor space. Inside, the home boasts a variety of desirable features, including stainless steel appliances, a vaulted ceiling, backsplash tile, quartz countertops, a quartz fireplace, a new microwave, and a new HVAC system. The bedrooms are spacious, and the bathroom countertop is also made of quartz. This property provides a comfortable and well-appointed living experience. wonderful amenities offered in Stonebriar make this home so enjoyable with a pool, tennis courts, basketball court, a recently renovated playground, and a family covered picnic pavilion. Home is located minutes from Trilith Studios, shopping, schools and Piedmont Fayette Hospital.

16. 2026-05-12
    price $360,000 827-char remark

    Show marketing remark (827 chars)

    This four-bedroom, two-bathroom house offers approximately 1,750 square feet of living space. The property features a patio and a spacious backyard, providing ample outdoor space. Inside, the home boasts a variety of desirable features, including stainless steel appliances, a vaulted ceiling, backsplash tile, quartz countertops, a quartz fireplace, a new microwave, and a new HVAC system. The bedrooms are spacious, and the bathroom countertop is also made of quartz. This property provides a comfortable and well-appointed living experience. wonderful amenities offered in Stonebriar make this home so enjoyable with a pool, tennis courts, basketball court, a recently renovated playground, and a family covered picnic pavilion. Home is located minutes from Trilith Studios, shopping, schools and Piedmont Fayette Hospital.

17. 2026-04-02
    listed $370,000 New 820-char remark

    Show marketing remark (827 chars)

    This four-bedroom, two-bathroom house offers approximately 1,750 square feet of living space. The property features a patio and a spacious backyard, providing ample outdoor space. Inside, the home boasts a variety of desirable features, including stainless steel appliances, a vaulted ceiling, backsplash tile, quartz countertops, a quartz fireplace, a new microwave, and a new HVAC system. The bedrooms are spacious, and the bathroom countertop is also made of quartz. This property provides a comfortable and well-appointed living experience. wonderful amenities offered in Stonebriar make this home so enjoyable with a pool, tennis courts, basketball court, a recently renovated playground, and a family covered picnic pavilion. Home is located minutes from Trilith Studios, shopping, schools and Piedmont Fayette Hospital.

18. 2026-04-02
    listed $370,000 Active 827-char remark

    Show marketing remark (827 chars)

    This four-bedroom, two-bathroom house offers approximately 1,750 square feet of living space. The property features a patio and a spacious backyard, providing ample outdoor space. Inside, the home boasts a variety of desirable features, including stainless steel appliances, a vaulted ceiling, backsplash tile, quartz countertops, a quartz fireplace, a new microwave, and a new HVAC system. The bedrooms are spacious, and the bathroom countertop is also made of quartz. This property provides a comfortable and well-appointed living experience. wonderful amenities offered in Stonebriar make this home so enjoyable with a pool, tennis courts, basketball court, a recently renovated playground, and a family covered picnic pavilion. Home is located minutes from Trilith Studios, shopping, schools and Piedmont Fayette Hospital.

19. 2018-10-03
    soldstatus $225,000
20. 2018-02-12
    historical
21. 2018-01-25
    status Back on Market
22. 2018-01-15
    status Pending Offer Approval
23. 2018-01-03
    listed $225,000 New
24. 2003-12-16
    soldstatus $220,000
25. 1998-03-10
    soldstatus $156,000

ⓘ 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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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 · 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: $38,680
• − Mortgage interest: −$20,166
• − Property taxes: −$4,541
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,094
• − Management: −$3,094
• − HOA: −$660
• − Depreciation: −$10,473
• Taxable loss: −$5,148
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $2,137/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

+130.8% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $360,000 GAMLS
• 2026-05-12 Price Changed $360,000 FMLS
• 2026-04-02 Listed $370,000 FMLS
• 2026-04-02 Listed $370,000 GAMLS
• 2018-10-03 Sold (Public Records) $225,000 Public Records
• 2018-02-12 Listing Removed — GAMLS
• 2018-01-25 Relisted — GAMLS
• 2018-01-15 Pending — GAMLS
• 2018-01-03 Listed $225,000 GAMLS
• 2003-12-16 Sold (Public Records) $220,000 Public Records
• 1998-03-10 Sold (Public Records) $156,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,541 · +8.8% YoY. Source: county tax records.