155 Felton Dr · Fayetteville, GA 30214

$350,000

4 bd · 2.0 ba · 1,969 sqft · SingleFamily public records

Built 1973 Est $319k · 10% over

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Why this score? — see what drove the D- 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 +13.8/30.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

Key facts

• Garage
• Built 1973

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 $29 ($351/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 $265k (24.4% below list).
• Recommended offer: $265k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Spring Hill Elementary School (math 39% / reading 42%, grade F, #419 of 1,228 statewide, top 35%, 655 students, 63% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL); Fayette County High School (math 15% / reading 42%, grade F, #149 of 424 statewide, top 35%, 1,368 students, 46% FRL) — zoned schools average 54% FRL vs 21% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 56% district-wide (-20 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 378 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($90k/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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $161k; list at $350k implies a 117% 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 $264,594 (24.4% below list)

Questions for the listing agent

1. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $318,978
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Felton Dr	0.00mi	4/2.0	1,969 (0%)	1mo	$350,000	$178	99
250 Felton Dr	0.19mi	3/2.0 (-1)	2,088 (+6%)	14mo	$339,000	$162	65
286 Mcdonough Rd	0.22mi	3/2.0 (-1)	1,792 (-9%)	20mo	$320,000	$179	53
608 E Banks Rd	0.46mi	3/2.0 (-1)	1,802 (-8%)	13mo	$360,000	$200	48
130 Judy Ln	0.50mi	3/2.5 (-1)	1,880 (-4%)	22mo	$379,000	$202	44
135 Pamela Ct	0.64mi	4/2.5	2,203 (+12%)	6mo	$245,000	$111	43
564 Banks Rd E	0.62mi	3/2.0 (-1)	2,055 (+4%)	22mo	$321,000	$156	40
578 Banks Rd E	0.55mi	3/2.5 (-1)	2,168 (+10%)	20mo	$340,000	$157	34
543 Banks Rd E	0.72mi	3/2.5 (-1)	2,250 (+14%)	14mo	$330,000	$147	24

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-51,554
• Equity at exit: $52,186

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-28,571
• 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 30214

• Rents YoY: 4.3%
• Active inventory: 378
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $29

Break-even live

Break-even rent $2,609

Max offer price $350,000

Occupancy floor 94%

Sensitivity live

Price	-10% $227	-5% $128	+0% $29	+5% $-70	+10% $-169
Rent	-10% $-180	-5% $-75	+0% $29	+5% $134	+10% $238
Rate	-1.0pp $206	-0.5pp $118	base $29	+0.5pp $-61	+1.0pp $-154

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Odith Rd Fayetteville, GA	3.0	2.0	1875	$2,300	$1.23	0d	1	0.84mi

Listing history 19 events

1. 2026-04-30
   historical
2. 2026-04-28
   listed $350,000
3. 2016-07-11
   soldstatus $161,100
4. 2016-06-30
   price $161,100 748-char remark

   Show marketing remark (748 chars)

   GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

5. 2016-06-29
   soldstatus $161,100 Sold 748-char remark

   Show marketing remark (748 chars)

   GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

6. 2016-06-08
   status Under Contract 748-char remark

   Show marketing remark (748 chars)

   GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

7. 2016-05-31
   price $167,900 748-char remark

   Show marketing remark (748 chars)

   GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

8. 2016-05-26
   price $167,900 748-char remark

   Show marketing remark (748 chars)

   GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

9. 2016-04-13
   listed $172,900 New 748-char remark

   Show marketing remark (748 chars)

   GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

10. 2016-04-13
    historical

    Show marketing remark (748 chars)

    GREAT SCHOOLS! SPRING HILL, BENNETTS MILL & FAYETTE COUNTY. Move in ready! Currently the garage is being used as a bedrm, but can easily return to a 2 car garage.This rare Ranch is 4 sided BRICK! Super nice home with 3 bedrms and 2 baths with an enclosed Sunroom. Spacious Kitchen! This home boasts a formal Dining Room.The Family room is huge with a brick gas fireplace.The level yard is fenced and very private with an out building as well. Light and Bright Neutral colors throughout! This home is immaculate! No wasted space. The Laundry room is amazing with plenty of room. The Master Bedrm and Bath are beautiful and a must see! This home is convenient to shopping and restaurants! Priced right! Won't last long! You won't be disappointed!

11. 2016-04-04
    listed $172,900 New
12. 2013-07-09
    price $107,000
13. 2013-07-01
    soldstatus $108,500
14. 2013-06-21
    soldstatus $108,500 Sold
15. 2013-06-05
    status Under Contract
16. 2013-06-05
    price $108,500
17. 2013-06-03
    listed $107,000 New
18. 2004-06-14
    soldstatus $163,000
19. 1985-11-08
    soldstatus $89,500

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$2,263/yr (+$189/mo · 236.4%)

ⓘ 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 ≥105°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,751
• − Mortgage interest: −$19,605
• − Property taxes: −$957
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$10,182
• Taxable loss: −$5,824
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $1,749/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): 31,811
• Household income: $89,912
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 634.0

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 0.62)
• Race & ethnicity: Black 51% White 33% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -142.65%
• Current HPI: 243.9416
• Rent YoY: ▲ 4.29%
• 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

+291.1% since first listed

19 events — show timeline

• 2026-04-30 Listing Removed — GAMLS
• 2026-04-28 Listed $350,000 GAMLS
• 2016-07-11 Sold (Public Records) $161,100 Public Records
• 2016-06-30 Price Changed $161,100 GAMLS
• 2016-06-29 Sold (MLS) $161,100 GAMLS
• 2016-06-08 Pending — GAMLS
• 2016-05-31 Price Changed $167,900 GAMLS
• 2016-05-26 Price Changed $167,900 GAMLS
• 2016-04-13 Listed $172,900 GAMLS
• 2016-04-13 Listing Removed — GAMLS
• 2016-04-04 Listed $172,900 GAMLS
• 2013-07-09 Price Changed $107,000 GAMLS
• 2013-07-01 Sold (Public Records) $108,500 Public Records
• 2013-06-21 Sold (MLS) $108,500 GAMLS
• 2013-06-05 Pending — GAMLS
• 2013-06-05 Price Changed $108,500 GAMLS
• 2013-06-03 Listed $107,000 GAMLS
• 2004-06-14 Sold (Public Records) $163,000 Public Records
• 1985-11-08 Sold (Public Records) $89,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $957 · +3.3% YoY. Source: county tax records.