192 Margaret St · Fairburn, GA 30213

$165,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 438 Days on market

Built 1940 4,007 sqft lot $164/sqft · 22% below area Est $212k · 22% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $276 ($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 $163k (1.0% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.5%/yr); 531 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 438 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $33k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 438 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $211,826
• List price: $165,000
• Delta: -22.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,991
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,583
• Equity at exit: $14,266

Cash invested: $46,200 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$865
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $276

Break-even live

Break-even rent $1,284

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	43d	1	0.07mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	24d	1	0.30mi
119 Elder St Unit D Fairburn, GA	1.0	1.0	1000	$1,250	$1.25	22d	1	0.41mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	43d	1	0.51mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	24d	1	0.51mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	20d	1	0.51mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	5d	1	0.51mi
156 SW Malone St Fairburn, GA	2.0	1.0	788	$1,100	$1.40	43d	1	0.51mi
50 Clay St Fairburn, GA	2.0	1.5	1138	$1,473	$1.29	1d	11	0.59mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	22d	1	0.65mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	1d	1	0.65mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	5d	1	0.69mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	43d	1	0.71mi
116 Spring Ct Unit 1 Fairburn, GA	2.0	1.0	944	$1,095	$1.16	43d	1	0.74mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	3d	1	1.15mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	43d	1	1.22mi
6510 Lower Dixie Lake Rd Union City, GA	2.0	1.0	800	$1,050	$1.31	44d	1	1.22mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	17d	1	1.27mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	43d	1	1.33mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	17d	19	1.39mi
6410 Raymond Ter Union City, GA	2.0	1.0	783	$1,000	$1.28	43d	1	1.42mi
6341 Raymond Ter Union City, GA	2.0	1.0	798	$1,250	$1.57	5d	1	1.48mi

Listing history 24 events

1. 2026-06-03
   statusdays on market $165,000 Under Contract 438 DOM
2. 2026-06-01
   days on market $165,000 Active 437 DOM
3. 2026-05-31
   days on market $165,000 Active 436 DOM
4. 2026-04-10
   price $165,000 726-char remark

   Show marketing remark (726 chars)

   **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

5. 2025-07-20
   price $184,000 726-char remark

   Show marketing remark (726 chars)

   **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

6. 2025-03-21
   listed $198,000 New 726-char remark

   Show marketing remark (726 chars)

   **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

7. 2023-10-06
   historical $1,195
8. 2023-09-21
   listed $1,195
9. 2020-09-30
   soldstatus $60,000
10. 2010-06-10
    historical 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

11. 2010-04-12
    soldstatus $6,500 Sold 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

12. 2010-04-01
    status Pending 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

13. 2010-03-26
    price $6,500 Back On Market
14. 2010-03-25
    price $6,500 Active 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

15. 2010-03-25
    status Active 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

16. 2010-03-16
    status Pending 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

17. 2010-02-18
    price $9,900 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

18. 2010-02-01
    status 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

19. 2010-01-29
    historical 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

20. 2010-01-28
    listed $14,900 Active 101-char remark

    Show marketing remark (101 chars)

    COZY 3 BEDROOM, 1 BATH HOME, DECK IN BACKYARD AND FAMILY ROOM. PERFECT FOR INVESTOR! SHOW AND SELL!

21. 2010-01-20
    price $14,900
22. 2010-01-06
    price $16,900
23. 2006-07-25
    soldstatus $50,000
24. 2001-06-20
    soldstatus $54,500

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$553/yr (+$46/mo · 57.2%)

ⓘ 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 5/10 Major 7 d/yr ≥103°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: $19,600
• − Mortgage interest: −$9,243
• − Property taxes: −$965
• − Insurance: −$825
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,800
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $3,159/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+202.8% since first listed

21 events — show timeline

• 2026-04-10 Price Changed $165,000 GAMLS
• 2025-07-20 Price Changed $184,000 GAMLS
• 2025-03-21 Listed $198,000 GAMLS
• 2023-10-06 Rental Removed $1,195 GAMLS
• 2023-09-21 Listed for Rent $1,195 GAMLS
• 2020-09-30 Sold (Public Records) $60,000 Public Records
• 2010-06-10 Listing Removed — FMLS
• 2010-04-12 Sold (MLS) $6,500 FMLS
• 2010-04-01 Pending — FMLS
• 2010-03-26 Price Changed $6,500 GAMLS
• 2010-03-25 Relisted — FMLS
• 2010-03-25 Price Changed $6,500 FMLS
• 2010-03-16 Pending — FMLS
• 2010-02-18 Price Changed $9,900 FMLS
• 2010-02-01 Relisted — FMLS
• 2010-01-29 Listing Removed — FMLS
• 2010-01-28 Listed $14,900 FMLS
• 2010-01-20 Price Changed $14,900 GAMLS
• 2010-01-06 Price Changed $16,900 GAMLS
• 2006-07-25 Sold (Public Records) $50,000 Public Records
• 2001-06-20 Sold (Public Records) $54,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $965 · -0.0% YoY. Source: county tax records.