325 Longview Rd · Fayetteville, GA 30214

$397,234

4 bd · 1.0 ba · 2,425 sqft · SingleFamily public records · 59 Days on market

Built 1955 1.10 ac lot $164/sqft · 18% above area Est $396k · at est.

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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 +13.0/30.0
• ARV discount +7.3/15.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***SELLER IS NOT ACCEPTING OFFERS /NO SHOWINGS!***

Key facts

• Near starr's mill
• Finished sunroom
• Detached garage

Tags

• DETACHED GARAGE
• TWO SEPARATE STORAGE BUILDINGS
• FINISHED SUNROOM
• NEAR THE RIDGE NATURE PRESERVE
• NEAR STARR'S MILL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $397k.

Deal economics

• At list price, monthly cash flow is $-22 ($-267/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (19.9% below list).
• Recommended offer: $318k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: North Fayette Elementary School (math 31% / reading 39%, grade F, #523 of 1,228 statewide, top 43%, 603 students, 62% 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 34% at this address vs 56% district-wide (-22 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $3k of loan paydown is wiped out by about $12k 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 59 days — a 3% lower offer ($385k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $318,050 (19.9% 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 59 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $395,914
• List price: $397,234
• Delta: 0.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Highway 314	0.47mi	3/3.0 (-1)	2,220 (-8%)	16mo	$285,000	$128	37
474 Kenwood Rd	0.72mi	3/2.5 (-1)	2,335 (-4%)	20mo	$415,000	$178	32
100 Longwood Dr	0.55mi	4/3.0	2,787 (+15%)	13mo	$611,990	$220	30
100 Byington Dr	0.69mi	4/2.5	2,762 (+14%)	23mo	$380,000	$138	19

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-61,687
• Equity at exit: $59,229

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-38,258
• Equity at exit: $34,346

Cash invested: $111,226 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,180 high
• Mortgage (P&I): −$2,083
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-22

Break-even live

Break-even rent $3,209

Max offer price $393,302

Occupancy floor 96%

Sensitivity live

Price	-10% $203	-5% $90	+0% $-22	+5% $-135	+10% $-247
Rent	-10% $-274	-5% $-148	+0% $-22	+5% $103	+10% $229
Rate	-1.0pp $178	-0.5pp $79	base $-22	+0.5pp $-125	+1.0pp $-230

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: $99,308
• Closing costs: $11,917
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Longview Rd Fayetteville, GA	4.0	3.5	2864	$3,270	$1.14	0d	1	0.02mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	17d	1	0.80mi
558 Kenwood Rd Fayetteville, GA	3.0	2.5	2254	$4,290	$1.90	14d	1	1.02mi
100 Creekwood Ct Fayetteville, GA	4.0	3.0	2754	$2,739	$0.99	7d	1	1.04mi
110 Wilmington Ln Fayetteville, GA	4.0	2.5	2309	$2,295	$0.99	7d	1	1.24mi
255 Squire Ln Fayetteville, GA	5.0	4.0	2659	$2,900	$1.09	45d	1	1.28mi
130 Wilmington Ln Fayetteville, GA	3.0	2.0	2244	$2,230	$0.99	26d	1	1.32mi
230 New Oak Ridge Trl Fayetteville, GA	3.0	3.0	2425	$2,250	$0.93	4d	1	1.34mi
165 N Fayette Dr Fayetteville, GA	4.0	2.5	2192	$7,500	$3.42	6d	1	1.43mi
245 Bentley Way Fayetteville, GA	4.0	2.5	1740	$2,449	$1.41	4d	1	1.49mi

Listing history 39 events

1. 2026-06-04
   days on market $397,234 Active 59 DOM
2. 2026-06-03
   days on market $397,234 Active 58 DOM
3. 2026-06-02
   days on market $397,234 Active 57 DOM
4. 2026-06-01
   days on market $397,234 Active 56 DOM
5. 2026-05-31
   days on market $397,234 Active 55 DOM
6. 2026-05-19
   status Active 50-char remark

   Show marketing remark (50 chars)

   ***SELLER IS NOT ACCEPTING OFFERS /NO SHOWINGS!***

7. 2026-04-22
   status Active 50-char remark

   Show marketing remark (48 chars)

   ***SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

8. 2026-04-22
   price $397,234 48-char remark

   Show marketing remark (48 chars)

   ***SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

9. 2026-04-10
   price $397,234 50-char remark

   Show marketing remark (50 chars)

   ***SELLER IS NOT ACCEPTING OFFERS /NO SHOWINGS!***

10. 2026-03-19
    listed $350,000 Active 50-char remark

    Show marketing remark (48 chars)

    ***SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

11. 2026-03-19
    listed $350,000 New 48-char remark

    Show marketing remark (48 chars)

    ***SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

12. 2022-09-13
    soldstatus $350,000
13. 2022-09-12
    soldstatus $350,000 Sold
14. 2022-09-12
    soldstatus $350,000 Closed
15. 2022-09-10
    status Under Contract
16. 2022-08-22
    historical Active Under Contract
17. 2022-08-22
    historical Active Under Contract
18. 2022-08-04
    price $389,000
19. 2022-08-04
    price $389,000
20. 2022-07-25
    price $398,500
21. 2022-07-25
    price $398,500
22. 2022-07-08
    listed $412,000 New
23. 2022-07-08
    listed $412,000 Active
24. 2015-11-28
    price $192,000
25. 2015-11-18
    soldstatus $192,000
26. 2015-11-12
    soldstatus $192,000 Sold
27. 2015-10-21
    status Under Contract
28. 2015-09-28
    historical Pending Approval
29. 2015-09-21
    price $195,000
30. 2015-08-18
    price $195,000
31. 2015-08-18
    price $183,000
32. 2015-07-25
    price $185,000
33. 2015-07-23
    status Back On Market
34. 2015-07-19
    status Under Contract
35. 2015-07-16
    historical Pending Approval
36. 2015-07-01
    listed $195,000 New
37. 2008-12-09
    soldstatus $195,000
38. 2007-03-16
    soldstatus $90,000
39. 1999-12-29
    soldstatus $115,000

ⓘ 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: $3,434 · $286/mo
• Projected year-2 tax: $3,655 · $305/mo
• Expected delta: +$220/yr (+$18/mo · 6.4%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,166
• − Mortgage interest: −$22,251
• − Property taxes: −$3,434
• − Insurance: −$1,986
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − Depreciation: −$11,556
• Taxable loss: −$7,168
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $1,453/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

+245.4% since first listed

34 events — show timeline

• 2026-05-19 Relisted — FMLS
• 2026-04-22 Relisted — FMLS
• 2026-04-22 Price Changed $397,234 GAMLS
• 2026-04-10 Price Changed $397,234 FMLS
• 2026-03-19 Listed $350,000 GAMLS
• 2026-03-19 Listed $350,000 FMLS
• 2022-09-13 Sold (Public Records) $350,000 Public Records
• 2022-09-12 Sold (MLS) $350,000 FMLS
• 2022-09-12 Sold (MLS) $350,000 GAMLS
• 2022-09-10 Pending — GAMLS
• 2022-08-22 Contingent — FMLS
• 2022-08-22 Contingent — GAMLS
• 2022-08-04 Price Changed $389,000 FMLS
• 2022-08-04 Price Changed $389,000 GAMLS
• 2022-07-25 Price Changed $398,500 FMLS
• 2022-07-25 Price Changed $398,500 GAMLS
• 2022-07-08 Listed $412,000 FMLS
• 2022-07-08 Listed $412,000 GAMLS
• 2015-11-28 Price Changed $192,000 GAMLS
• 2015-11-18 Sold (Public Records) $192,000 Public Records
• 2015-11-12 Sold (MLS) $192,000 GAMLS
• 2015-10-21 Pending — GAMLS
• 2015-09-28 Contingent — GAMLS
• 2015-09-21 Price Changed $195,000 GAMLS
• 2015-08-18 Price Changed $183,000 GAMLS
• 2015-08-18 Price Changed $195,000 GAMLS
• 2015-07-25 Price Changed $185,000 GAMLS
• 2015-07-23 Relisted — GAMLS
• 2015-07-19 Pending — GAMLS
• 2015-07-16 Contingent — GAMLS
• 2015-07-01 Listed $195,000 GAMLS
• 2008-12-09 Sold (Public Records) $195,000 Public Records
• 2007-03-16 Sold (Public Records) $90,000 Public Records
• 1999-12-29 Sold (Public Records) $115,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,434 · -0.9% YoY. Source: county tax records.