160 Kingswood Dr · Fayetteville, GA 30215

$350,000

4 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 2 Days on market

Built 1977 1.09 ac lot Est $374k · 7% 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 +17.8/30.0
• ARV discount +10.4/15.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on over an acre of serene, wooded land, this charming 4- bedroom, 3 full bath ranch-style home offers the perfect blend of privacy and comfort. The main level features a dining room, living room, a den with a gas log fireplace, kitchen with stainless steel appliances, primary suite, plus 2 additional bedrooms and another full bath. The full, partially finished basement provides additional flexibility- perfect for a rec room with another fireplace, home office, or guest suite with additional bedroom and full bath. Plus tons of storage. Outside, enjoy the peaceful surroundings with mature trees and a tranquil stream that add to the property's natural beauty.

Key facts

• Rec room
• Gas log fireplace
• Over an acre

Tags

• OVER AN ACRE
• WOODED LAND
• GAS LOG FIREPLACE
• STAINLESS STEEL APPLIANCES
• PARTIALLY FINISHED BASEMENT
• REC ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $289 ($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 $301k (14.1% below list).
• Recommended offer: $301k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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+, health & safety B+, employment 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.
• Zoned schools: Inman Elementary (math 56% / reading 56%, grade C+, #165 of 1,228 statewide, top 14%, 663 students, 32% FRL); Whitewater Middle School (math 55% / reading 65%, grade B, #41 of 470 statewide, top 9%, 864 students, 20% FRL); Whitewater High School (math 32% / reading 62%, grade D-, #37 of 424 statewide, top 9%, 1,387 students, 18% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 311 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 30% 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $350k implies a 412% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,628 (14.1% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $374,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Greenfield Cir	0.67mi	3/2.0 (-1)	2,001 (+4%)	6mo	$365,000	$182	52
230 Roxboro Ct	0.11mi	3/2.0 (-1)	2,158 (+12%)	22mo	$455,000	$211	51
219 Seay Rd	0.62mi	3/2.0 (-1)	1,887 (-2%)	23mo	$368,000	$195	44
125 Wendell Ct	0.54mi	3/2.0 (-1)	1,681 (-12%)	12mo	$360,000	$214	39
145 Wendell Ct	0.56mi	3/2.0 (-1)	2,100 (+9%)	19mo	$403,250	$192	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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-37,785
• Equity at exit: $52,186

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-7,079
• Equity at exit: $30,262

Cash invested: $98,000 (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: 311
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,006 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $289

Break-even live

Break-even rent $2,640

Max offer price $350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $487	-5% $388	+0% $289	+5% $190	+10% $91
Rent	-10% $52	-5% $171	+0% $289	+5% $408	+10% $527
Rate	-1.0pp $466	-0.5pp $378	base $289	+0.5pp $199	+1.0pp $106

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Kingswood Dr Fayetteville, GA	3.0	2.0	1820	$2,600	$1.43	45d	1	0.14mi
200 Ridge Way Fayetteville, GA	4.0	3.0	2209	$2,036	$0.92	0d	1	0.46mi
495 Plainfield St Fayetteville, GA	4.0	3.0	2591	$3,590	$1.39	45d	1	0.80mi
135 Murphy Creek Ln Fayetteville, GA	4.0	2.0	2100	$3,500	$1.67	26d	1	0.91mi
170 Perry Creek Dr Fayetteville, GA	4.0	2.5	2295	$3,350	$1.46	13d	1	1.29mi
135 Overlook Ct Fayetteville, GA	4.0	2.5	2249	$2,495	$1.11	18d	1	1.43mi
135 Overlook Ct Fayetteville, GA	4.0	2.5	2249	$2,495	$1.11	0d	1	1.43mi

Listing history 4 events

1. 2026-04-16
   status Under Contract
2. 2026-04-10
   listed $350,000 New
3. 1979-07-01
   soldstatus $68,400
4. 1978-03-01
   soldstatus $64,900

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$1,967/yr (+$164/mo · 156.9%)

ⓘ 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 · 18 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: $36,075
• − Mortgage interest: −$19,605
• − Property taxes: −$1,253
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − Depreciation: −$10,182
• Taxable loss: −$2,487
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $4,068/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): 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

+439.3% since first listed

4 events — show timeline

• 2026-04-16 Pending — GAMLS
• 2026-04-10 Listed $350,000 GAMLS
• 1979-07-01 Sold (Public Records) $68,400 Public Records
• 1978-03-01 Sold (Public Records) $64,900 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,253 · -0.7% YoY. Source: county tax records.