125 Nina Celeste Ln · Fayetteville, GA 30215

$320,000

3 bd · 3.0 ba · 2,228 sqft · SingleFamily public records · 137 Days on market

Built 1983 1.89 ac lot $144/sqft · 16% below area Est $432k · 26% 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER CONTRIBUTING 2500.00 TOWARDS CLOSING COSTS! Welcome home to this charming 3 bedroom, 2 bath property with NO HOA. Step through the front door into a welcoming living room that flows seamlessly into a spacious dining area-perfect for hosting gatherings. The kitchen features freshly painted cabinets and brand new flooring. Upstairs, you'll find three comfortable bedrooms and two full baths. The primary suite includes its own private bath with granite countertops and tile flooring. The secondary bathroom has been updated with new flooring! This level also includes a convenient laundry chute. The lower level offers a large bonus room with a cozy fireplace, ideal for an additional bedroom, playroom, or office. This space also includes a half bath with new granite countertops. The basement features a wet bar and plenty of room for entertaining, along with a separate exterior entrance. Outside, enjoy a huge yard with endless possibilities. This home has close to 2 acres. The AC was replaced in 2021. Located just minutes from Piedmont Hospital and Trilith, this home offers both comfort and convenience.

Key facts

• Laundry chute
• Large bonus room
• Private bath

Tags

• FRESHLY PAINTED CABINETS
• NEW FLOORING
• PRIVATE BATH
• GRANITE COUNTERTOPS
• LAUNDRY CHUTE
• LARGE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $0 ($-3/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (15.9% below list).
• Recommended offer: $269k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% 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); 306 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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

• It's been on market 137 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

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 $269,261 (15.9% 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 137 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $431,760
• List price: $320,000
• Delta: -25.88%
• 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
125 Nina Celeste Ln	0.00mi	3/2.5	2,514 (+13%)	0mo	$316,000	$126	76
545 Grand Teton Cir	0.56mi	3/2.0	2,222 (-0%)	11mo	$412,000	$185	60
370 Grand Teton Cir	0.57mi	3/3.0	2,334 (+5%)	10mo	$465,000	$199	57
2051 Forest Dr	0.66mi	4/3.0 (+1)	2,100 (-6%)	2mo	$365,000	$174	53
520 Grand Teton Cir	0.53mi	2/2.0 (-1)	2,063 (-7%)	2mo	$415,000	$201	52
220 Sunderland Cir	0.60mi	4/2.5 (+1)	2,215 (-1%)	17mo	$412,500	$186	49
180 Sunderland Cir	0.63mi	4/2.5 (+1)	2,395 (+8%)	3mo	$439,000	$183	48
120 Michael Ct	0.71mi	4/2.5 (+1)	2,049 (-8%)	0mo	$397,500	$194	46
115 Sunderland Cir	0.74mi	4/3.0 (+1)	2,313 (+4%)	10mo	$410,000	$177	46
190 Sunderland Cir	0.62mi	4/2.5 (+1)	2,109 (-5%)	18mo	$390,000	$185	40
220 Brock Ct	0.66mi	2/2.0 (-1)	2,099 (-6%)	15mo	$435,000	$207	38
150 Ferncliff	0.63mi	4/2.5 (+1)	2,506 (+12%)	15mo	$420,000	$168	31

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-51,282
• Equity at exit: $47,713

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-42,258
• Equity at exit: $27,668

Cash invested: $89,600 (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: 306
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,693 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$316 /mo · $3,791/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-0

Break-even live

Break-even rent $2,693

Max offer price $319,958

Occupancy floor 95%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Old Norton Rd Fayetteville, GA	4.0	2.5	2870	$2,495	$0.87	44d	1	0.16mi
163 Old Norton Rd Fayetteville, GA	4.0	2.5	2870	$2,595	$0.90	5d	1	0.16mi
163 Old Norton Rd Fayetteville, GA	4.0	2.5	2870	$2,595	$0.90	1d	1	0.16mi
100 Lakeview Ln Fayetteville, GA	3.0	2.0	1900	$2,300	$1.21	44d	1	0.35mi
111 Beaverbrook Ln Fayetteville, GA	4.0	2.5	2284	$3,129	$1.37	17d	1	0.66mi
105 Edgemoore Ln Fayetteville, GA	4.0	2.5	2580	$2,495	$0.97	24d	1	0.88mi
109 Hickory Ave Fayetteville, GA	3.0	2.0	1576	$2,200	$1.40	4d	1	1.20mi
290 Cornwallis Way Fayetteville, GA	3.0	2.0	2860	$1,935	$0.68	22d	1	1.38mi
165 Gingercake Ct Fayetteville, GA	3.0	2.0	1582	$2,110	$1.33	44d	1	1.38mi
320 Oak St Fayetteville, GA	3.0	2.5	1913	$2,010	$1.05	5d	1	1.42mi
110 Gingerbread Pl Fayetteville, GA	3.0	2.0	1582	$2,115	$1.34	4d	1	1.46mi
289 2nd St Fayetteville, GA	3.0	2.5	2188	$4,900	$2.24	4d	1	1.49mi

Listing history 34 events

1. 2026-05-18
   status Under Contract 1118-char remark

   Show marketing remark (1118 chars)

   SELLER CONTRIBUTING 2500.00 TOWARDS CLOSING COSTS! Welcome home to this charming 3 bedroom, 2 bath property with NO HOA. Step through the front door into a welcoming living room that flows seamlessly into a spacious dining area-perfect for hosting gatherings. The kitchen features freshly painted cabinets and brand new flooring. Upstairs, you'll find three comfortable bedrooms and two full baths. The primary suite includes its own private bath with granite countertops and tile flooring. The secondary bathroom has been updated with new flooring! This level also includes a convenient laundry chute. The lower level offers a large bonus room with a cozy fireplace, ideal for an additional bedroom, playroom, or office. This space also includes a half bath with new granite countertops. The basement features a wet bar and plenty of room for entertaining, along with a separate exterior entrance. Outside, enjoy a huge yard with endless possibilities. This home has close to 2 acres. The AC was replaced in 2021. Located just minutes from Piedmont Hospital and Trilith, this home offers both comfort and convenience.

2. 2026-05-12
   price $320,000 1118-char remark

   Show marketing remark (1118 chars)

   SELLER CONTRIBUTING 2500.00 TOWARDS CLOSING COSTS! Welcome home to this charming 3 bedroom, 2 bath property with NO HOA. Step through the front door into a welcoming living room that flows seamlessly into a spacious dining area-perfect for hosting gatherings. The kitchen features freshly painted cabinets and brand new flooring. Upstairs, you'll find three comfortable bedrooms and two full baths. The primary suite includes its own private bath with granite countertops and tile flooring. The secondary bathroom has been updated with new flooring! This level also includes a convenient laundry chute. The lower level offers a large bonus room with a cozy fireplace, ideal for an additional bedroom, playroom, or office. This space also includes a half bath with new granite countertops. The basement features a wet bar and plenty of room for entertaining, along with a separate exterior entrance. Outside, enjoy a huge yard with endless possibilities. This home has close to 2 acres. The AC was replaced in 2021. Located just minutes from Piedmont Hospital and Trilith, this home offers both comfort and convenience.

3. 2026-03-18
   price $322,400 1118-char remark

   Show marketing remark (1118 chars)

   SELLER CONTRIBUTING 2500.00 TOWARDS CLOSING COSTS! Welcome home to this charming 3 bedroom, 2 bath property with NO HOA. Step through the front door into a welcoming living room that flows seamlessly into a spacious dining area-perfect for hosting gatherings. The kitchen features freshly painted cabinets and brand new flooring. Upstairs, you'll find three comfortable bedrooms and two full baths. The primary suite includes its own private bath with granite countertops and tile flooring. The secondary bathroom has been updated with new flooring! This level also includes a convenient laundry chute. The lower level offers a large bonus room with a cozy fireplace, ideal for an additional bedroom, playroom, or office. This space also includes a half bath with new granite countertops. The basement features a wet bar and plenty of room for entertaining, along with a separate exterior entrance. Outside, enjoy a huge yard with endless possibilities. This home has close to 2 acres. The AC was replaced in 2021. Located just minutes from Piedmont Hospital and Trilith, this home offers both comfort and convenience.

4. 2026-02-16
   price $324,900 1118-char remark

   Show marketing remark (1118 chars)

   SELLER CONTRIBUTING 2500.00 TOWARDS CLOSING COSTS! Welcome home to this charming 3 bedroom, 2 bath property with NO HOA. Step through the front door into a welcoming living room that flows seamlessly into a spacious dining area-perfect for hosting gatherings. The kitchen features freshly painted cabinets and brand new flooring. Upstairs, you'll find three comfortable bedrooms and two full baths. The primary suite includes its own private bath with granite countertops and tile flooring. The secondary bathroom has been updated with new flooring! This level also includes a convenient laundry chute. The lower level offers a large bonus room with a cozy fireplace, ideal for an additional bedroom, playroom, or office. This space also includes a half bath with new granite countertops. The basement features a wet bar and plenty of room for entertaining, along with a separate exterior entrance. Outside, enjoy a huge yard with endless possibilities. This home has close to 2 acres. The AC was replaced in 2021. Located just minutes from Piedmont Hospital and Trilith, this home offers both comfort and convenience.

5. 2026-01-04
   listed $329,900 New 1118-char remark

   Show marketing remark (1118 chars)

   SELLER CONTRIBUTING 2500.00 TOWARDS CLOSING COSTS! Welcome home to this charming 3 bedroom, 2 bath property with NO HOA. Step through the front door into a welcoming living room that flows seamlessly into a spacious dining area-perfect for hosting gatherings. The kitchen features freshly painted cabinets and brand new flooring. Upstairs, you'll find three comfortable bedrooms and two full baths. The primary suite includes its own private bath with granite countertops and tile flooring. The secondary bathroom has been updated with new flooring! This level also includes a convenient laundry chute. The lower level offers a large bonus room with a cozy fireplace, ideal for an additional bedroom, playroom, or office. This space also includes a half bath with new granite countertops. The basement features a wet bar and plenty of room for entertaining, along with a separate exterior entrance. Outside, enjoy a huge yard with endless possibilities. This home has close to 2 acres. The AC was replaced in 2021. Located just minutes from Piedmont Hospital and Trilith, this home offers both comfort and convenience.

6. 2025-10-27
   historical
7. 2025-10-27
   historical
8. 2025-10-02
   historical
9. 2025-10-02
   historical
10. 2022-07-25
    soldstatus $295,800
11. 2022-07-21
    soldstatus $295,800 Closed
12. 2022-07-21
    soldstatus $295,800 Sold
13. 2022-06-24
    status Pending
14. 2022-06-22
    status Pending
15. 2022-06-22
    status Under Contract
16. 2022-06-17
    price $289,800
17. 2022-06-16
    price $289,800
18. 2022-06-03
    price $295,000
19. 2022-06-02
    price $295,000
20. 2022-05-05
    price $308,000
21. 2022-05-05
    price $308,000
22. 2022-04-21
    price $324,000
23. 2022-04-21
    price $324,000
24. 2022-04-07
    price $335,000
25. 2022-04-07
    price $335,000
26. 2022-03-24
    price $340,000
27. 2022-03-24
    price $340,000
28. 2022-03-08
    price $2,220
29. 2022-02-08
    listed $343,000 Active
30. 2022-02-08
    listed $343,000 New
31. 2021-12-14
    soldstatus $285,600
32. 1993-11-05
    soldstatus $101,100
33. 1987-03-20
    soldstatus $91,500
34. 1983-07-26
    soldstatus $85,500

ⓘ 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: $3,791 · $316/mo
• Projected year-2 tax: $3,791 · $316/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 · 18 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: $32,311
• − Mortgage interest: −$17,925
• − Property taxes: −$3,791
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$9,309
• Taxable loss: −$5,484
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $1,313/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

+274.3% since first listed

34 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-12 Price Changed $320,000 GAMLS
• 2026-03-18 Price Changed $322,400 GAMLS
• 2026-02-16 Price Changed $324,900 GAMLS
• 2026-01-04 Listed $329,900 GAMLS
• 2025-10-27 Listing Removed — GAMLS
• 2025-10-27 Listing Removed — FMLS
• 2025-10-02 Coming Soon — GAMLS
• 2025-10-02 Coming Soon — FMLS
• 2022-07-25 Sold (Public Records) $295,800 Public Records
• 2022-07-21 Sold (MLS) $295,800 GAMLS
• 2022-07-21 Sold (MLS) $295,800 FMLS
• 2022-06-24 Pending — FMLS
• 2022-06-22 Pending — FMLS
• 2022-06-22 Pending — GAMLS
• 2022-06-17 Price Changed $289,800 FMLS
• 2022-06-16 Price Changed $289,800 GAMLS
• 2022-06-03 Price Changed $295,000 FMLS
• 2022-06-02 Price Changed $295,000 GAMLS
• 2022-05-05 Price Changed $308,000 FMLS
• 2022-05-05 Price Changed $308,000 GAMLS
• 2022-04-21 Price Changed $324,000 FMLS
• 2022-04-21 Price Changed $324,000 GAMLS
• 2022-04-07 Price Changed $335,000 FMLS
• 2022-04-07 Price Changed $335,000 GAMLS
• 2022-03-24 Price Changed $340,000 FMLS
• 2022-03-24 Price Changed $340,000 GAMLS
• 2022-03-08 Price Changed $2,220 RENT.
• 2022-02-08 Listed $343,000 GAMLS
• 2022-02-08 Listed $343,000 FMLS
• 2021-12-14 Sold (Public Records) $285,600 Public Records
• 1993-11-05 Sold (Public Records) $101,100 Public Records
• 1987-03-20 Sold (Public Records) $91,500 Public Records
• 1983-07-26 Sold (Public Records) $85,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,791 · +8.0% YoY. Source: county tax records.