113 Creggan Hill Ct · Tyrone, GA 30290

$499,000

4 bd · 4.0 ba · 2,416 sqft · SingleFamily public records · 80 Days on market

Built 2003 1.20 ac lot Est $503k · at est.

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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 +18.5/30.0
• ARV discount +7.8/15.0
• DSCR +5.8/10.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

Key facts

• 1.2 acre lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/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 $470k (5.9% below list).
• Recommended offer: $469k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.5% in Tyrone — 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 79/100 on livability (#13 in GA, #2,017 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; 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: Crabapple Lane Elementary School (math 62% / reading 62%, grade B, #111 of 1,228 statewide, top 9%, 596 students, 13% 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).
• Market conditions: 70 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $15k 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 ($469k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $310k; list at $499k implies a 61% 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 $469,060 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $502,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Creggan Hill Ct	0.00mi	4/2.5	2,416 (0%)	1mo	$494,000	$204	93
307 Ivy Vale Ct	0.32mi	4/3.0	2,365 (-2%)	9mo	$490,000	$207	70
401 Bellway Ct	0.33mi	4/3.0	2,350 (-3%)	10mo	$489,000	$208	68
130 E Crestwood Rd	0.29mi	4/3.0	2,243 (-7%)	6mo	$500,000	$223	65
106 Tullamore Trl	0.38mi	4/3.5	2,543 (+5%)	12mo	$715,000	$281	62
200 Natures Path	0.25mi	3/2.5 (-1)	2,256 (-7%)	18mo	$469,900	$208	51
150 Tramore Trce	0.47mi	3/2.5 (-1)	2,269 (-6%)	8mo	$420,000	$185	50
122 Tullamore Trl	0.12mi	3/2.5 (-1)	2,699 (+12%)	18mo	$606,000	$225	49
404 Bellway Ct	0.25mi	3/2.0 (-1)	2,163 (-10%)	16mo	$470,000	$217	45
409 Bellway Ct	0.33mi	4/3.0	2,092 (-13%)	17mo	$460,000	$220	44
198 Crestwood Rd	0.73mi	4/2.5	2,559 (+6%)	13mo	$455,000	$178	39
250 E Crestwood Rd E	0.59mi	4/2.5	2,072 (-14%)	8mo	$400,000	$193	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-50,882
• Equity at exit: $74,403

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-5,866
• Equity at exit: $43,144

Cash invested: $139,720 (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 30290

• Home prices YoY: -25.8%
• Active inventory: 70
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,697 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$414 /mo · $4,973/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$986
• Net cashflow: $472

Break-even live

Break-even rent $4,100

Max offer price $499,000

Occupancy floor 85%

Sensitivity live

Price	-10% $754	-5% $613	+0% $472	+5% $330	+10% $189
Rent	-10% $101	-5% $286	+0% $472	+5% $657	+10% $843
Rate	-1.0pp $723	-0.5pp $599	base $472	+0.5pp $342	+1.0pp $211

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Sutton Ct Tyrone, GA	5.0	4.0	2695	$3,850	$1.43	4d	1	0.65mi
135 Farr Lake Dr Tyrone, GA	4.0	3.0	2683	$7,500	$2.80	44d	1	1.00mi
420 Castlewood Rd Tyrone, GA	4.0	2.0	1850	$2,256	$1.22	3d	1	1.37mi

Listing history 22 events

1. 2026-04-04
   status Under Contract
2. 2026-04-02
   status Pending Offer Approval
3. 2026-02-21
   price $499,000
4. 2026-01-13
   listed $520,000 New
5. 2026-01-10
   historical $520,000
6. 2020-12-30
   soldstatus $310,000
7. 2020-12-17
   soldstatus $310,000 Closed 433-char remark

   Show marketing remark (433 chars)

   Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

8. 2020-12-15
   soldstatus $310,000 Sold 433-char remark

   Show marketing remark (433 chars)

   Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

9. 2020-11-18
   status Under Contract 433-char remark

   Show marketing remark (433 chars)

   Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

10. 2020-11-18
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

11. 2020-11-13
    listed $315,000 Active 433-char remark

    Show marketing remark (433 chars)

    Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

12. 2020-11-13
    listed $315,000 New 433-char remark

    Show marketing remark (433 chars)

    Beautiful Brick Front 4BR/2.5BA Home In Highly Sought After Ashpark At Brookwood! Built in 2003, This Recently Updated Home Features New Carpet, New Paint, Formal Living and Dining Rooms, Large Owner Suite, Partially Finished Basement & More! Nestled On A Desirable Cul-de-sac Lot w/ Fenced Backyard. Conveniently Located with Access to Peachtree City Golf Cart Trails. Don't Wait For The Weekend, See it Today Before it's Gone!

13. 2020-09-06
    status Under Contract
14. 2020-09-05
    historical
15. 2020-08-30
    status Back on Market
16. 2020-08-27
    status Under Contract
17. 2020-07-20
    listed $310,900 New
18. 2016-06-03
    soldstatus $247,000
19. 2015-12-04
    historical
20. 2015-11-04
    price $279,900
21. 2015-09-02
    price $284,900
22. 2015-05-30
    listed $289,000 New

ⓘ 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: $4,973 · $414/mo
• Projected year-2 tax: $4,973 · $414/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 5/10 Major 7 d/yr ≥104°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,366
• − Mortgage interest: −$27,952
• − Property taxes: −$4,973
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,509
• − Management: −$4,509
• − Depreciation: −$14,516
• Taxable loss: −$2,589
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $6,280/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 — Tyrone

• Score: 79/100
• State rank: #13
• US rank: #2017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyrone, GA
• City population: 9,083
• Population (ZIP): 9,083

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 0.59)
• Race & ethnicity: White 57% Black 28% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Dominican 2%
• Common ancestry: Italian 2% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -84.69%
• Current HPI: 243.293
• Rent YoY: —
• Metro: —
• 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

+72.7% since first listed

22 events — show timeline

• 2026-04-04 Pending — GAMLS
• 2026-04-02 Pending — GAMLS
• 2026-02-21 Price Changed $499,000 GAMLS
• 2026-01-13 Listed $520,000 GAMLS
• 2026-01-10 Coming Soon $520,000 GAMLS
• 2020-12-30 Sold (Public Records) $310,000 Public Records
• 2020-12-17 Sold (MLS) $310,000 FMLS
• 2020-12-15 Sold (MLS) $310,000 GAMLS
• 2020-11-18 Pending — GAMLS
• 2020-11-18 Pending — FMLS
• 2020-11-13 Listed $315,000 GAMLS
• 2020-11-13 Listed $315,000 FMLS
• 2020-09-06 Pending — GAMLS
• 2020-09-05 Listing Removed — GAMLS
• 2020-08-30 Relisted — GAMLS
• 2020-08-27 Pending — GAMLS
• 2020-07-20 Listed $310,900 GAMLS
• 2016-06-03 Sold (Public Records) $247,000 Public Records
• 2015-12-04 Listing Removed — GAMLS
• 2015-11-04 Price Changed $279,900 GAMLS
• 2015-09-02 Price Changed $284,900 GAMLS
• 2015-05-30 Listed $289,000 GAMLS

Property tax history

+2.5%/yr

Latest (2025): $4,973 · +7.9% YoY. Source: county tax records.