10 Dynasty Dr · Fairburn, GA 30213

$398,500

4 bd · 3.5 ba · 3,146 sqft · SingleFamily public records · 123 Days on market

Built 2014 9,147 sqft lot $127/sqft · 8% below area Est $431k · 8% under $42/mo HOA · 2% of rent

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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).

• ARV discount +10.9/15.0
• Cash flow +8.1/30.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller, Make an Offer

Key facts

• Wood flooring
• Cabinet space
• Granite countertops

Tags

• OPEN CONCEPT LAYOUT
• WOOD FLOORING
• FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CABINET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (34.6% below list).
• Recommended offer: $261k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Fairburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% of the median local income ($94k/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.
• 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 123 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $212k; list at $398k implies a 88% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,794 (34.6% 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 123 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (median comp): $431,092
• List price: $398,500
• Delta: -7.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Dynasty Dr	0.04mi	5/3.0 (+1)	3,172 (+1%)	15mo	$365,000	$115	77
6790 Palace Ln	0.34mi	4/2.5	3,183 (+1%)	3mo	$355,000	$112	76
46 Dynasty Ln	0.08mi	5/3.0 (+1)	3,125 (-1%)	22mo	$425,000	$136	69
1048 Shadow Glen Dr	0.45mi	4/2.5	2,856 (-9%)	10mo	$350,000	$123	51
1210 Buckingham Dr	0.39mi	5/3.0 (+1)	2,924 (-7%)	15mo	$389,000	$133	50
140 Worthing Ln	0.55mi	5/3.0 (+1)	3,020 (-4%)	14mo	$380,000	$126	49
570 Buckingham Ter	0.22mi	5/3.0 (+1)	2,782 (-12%)	22mo	$392,000	$141	46
1055 Shadow Glen Dr	0.46mi	4/2.5	2,930 (-7%)	22mo	$370,000	$126	44
165 Durham Lake Pkwy	0.48mi	5/4.0 (+1)	3,577 (+14%)	5mo	$495,000	$138	44
321 Champions Dr	0.59mi	4/3.0	2,716 (-14%)	12mo	$380,000	$140	37
6940 Oak Leaf Dr	0.67mi	5/4.5 (+1)	2,991 (-5%)	23mo	$337,000	$113	32
1087 Shadow Glen Dr	0.61mi	5/3.0 (+1)	2,750 (-13%)	14mo	$370,000	$135	32

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-90,481
• Equity at exit: $59,418

10-year hold

• IRR: -20.1%
• Equity multiple: -0.04×
• Total profit: $-115,974
• Equity at exit: $34,455

Cash invested: $111,580 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$2,090
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$166
• HOA: −$42
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-385

Break-even live

Break-even rent $3,095

Max offer price $330,466

Occupancy floor —

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: $99,625
• Closing costs: $11,955
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Worthing Ln Fairburn, GA	4.0	2.5	2564	$2,495	$0.97	4d	1	0.58mi
714 Cherry Branch Cir Fairburn, GA	4.0	3.0	2300	$2,405	$1.05	3d	1	0.74mi
530 Cherry Branch Ln Fairburn, GA	3.0	2.0	2100	$2,135	$1.02	20d	1	0.80mi
7210 Mahogany Dr Fairburn, GA	4.0	2.5	2400	$2,365	$0.99	1d	1	0.86mi
715 Lake Joyce Ln Fairburn, GA	4.0	3.0	2974	$2,395	$0.81	43d	1	1.14mi
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	43d	1	1.18mi
6907 Winchester Pl Fairburn, GA	5.0	4.0	2950	$3,200	$1.08	43d	1	1.48mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	43d	1	1.48mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	1d	1	1.48mi
145 Parkway Dr Fairburn, GA	4.0	2.5	2372	$2,440	$1.03	43d	1	1.50mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 34 events

1. 2026-06-18
   days on market $398,500 Active 123 DOM
2. 2026-06-17
   days on market $398,500 Active 122 DOM
3. 2026-06-16
   days on market $398,500 Active 121 DOM
4. 2026-06-15
   days on market $398,500 Active 120 DOM
5. 2026-06-13
   days on market $398,500 Active 118 DOM
6. 2026-06-09
   days on market $398,500 Active 114 DOM
7. 2026-06-08
   days on market $398,500 Active 113 DOM
8. 2026-06-07
   days on market $398,500 Active 112 DOM
9. 2026-06-04
   days on market $398,500 Active 109 DOM
10. 2026-06-03
    days on market $398,500 Active 108 DOM
11. 2026-06-01
    days on market $398,500 Active 106 DOM
12. 2026-05-31
    days on market $398,500 Active 105 DOM
13. 2026-04-29
    price $415,000 1095-char remark

    Show marketing remark (1082 chars)

    Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller!

14. 2026-04-29
    price $415,000 1082-char remark

    Show marketing remark (1082 chars)

    Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller!

15. 2026-03-04
    price $435,000 1082-char remark

    Show marketing remark (1095 chars)

    Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller, Make an Offer

16. 2026-03-04
    price $435,000 1095-char remark

    Show marketing remark (1095 chars)

    Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller, Make an Offer

17. 2026-02-14
    listed $449,000 New 1082-char remark

    Show marketing remark (1095 chars)

    Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller, Make an Offer

18. 2026-02-14
    listed $449,000 Active 1095-char remark

    Show marketing remark (1095 chars)

    Spacious, well-maintained home located in the Parks at Durham Lakes. Beautifully designed two-story home offering comfort, functionality and flexibility in an open-concept layout that creates an inviting and cozy atmosphere. The main level features wood flooring and a seamless open layout with a welcoming living room, dining room, perfect for entertaining. The family room with fireplace connects to a stunning kitchen complete with granite countertops, stainless steel appliances, lots of cabinet space and a pantry. The second level includes a large bonus area and three generous bedrooms for guests. The luxurious primary suite is complete with double vanities, garden tub, walk in shower and a spacious walk- in closet. Additional highlights include large fenced in back yard, a 3-car garage and access to a community clubhouse with tennis, pool and playground amenities. Great location with easy access to I-85, Hartsfield Atlanta International Airport, Trilith Studios - offering the ideal balance of neighborhood living and city convenience! Highly Motivated Seller, Make an Offer

19. 2015-01-07
    price $212,000
20. 2015-01-07
    historical
21. 2015-01-02
    listed Pending
22. 2014-12-31
    soldstatus $212,000 Sold
23. 2014-12-31
    price $227,866
24. 2014-12-30
    historical
25. 2014-10-10
    status Pending
26. 2014-09-21
    status Pending Offer Approval
27. 2014-08-19
    price $227,866
28. 2014-07-26
    price $211,900
29. 2014-07-26
    price $207,760
30. 2014-06-13
    price $211,900
31. 2013-10-27
    price $206,760
32. 2013-08-13
    price $205,940
33. 2013-07-11
    price $197,940
34. 2013-06-01
    listed $189,900 Active

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $3,666 · $306/mo
• Expected delta: +$1,895/yr (+$158/mo · 107.0%)

ⓘ 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 ≥103°F today · 20 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: $31,295
• − Mortgage interest: −$22,322
• − Property taxes: −$1,771
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − HOA: −$504
• − Depreciation: −$11,593
• Taxable loss: −$11,894
• Est. tax savings @ 24.0%: +$2,855
• After-tax cash flow: $-1,767/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

+118.5% since first listed

22 events — show timeline

• 2026-04-29 Price Changed $415,000 FMLS
• 2026-04-29 Price Changed $415,000 GAMLS
• 2026-03-04 Price Changed $435,000 GAMLS
• 2026-03-04 Price Changed $435,000 FMLS
• 2026-02-14 Listed $449,000 FMLS
• 2026-02-14 Listed $449,000 GAMLS
• 2015-01-07 Price Changed $212,000 FMLS
• 2015-01-07 Listing Removed — FMLS
• 2015-01-02 Listed — FMLS
• 2014-12-31 Price Changed $227,866 FMLS
• 2014-12-31 Sold (MLS) $212,000 FMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-10-10 Pending — FMLS
• 2014-09-21 Pending — FMLS
• 2014-08-19 Price Changed $227,866 FMLS
• 2014-07-26 Price Changed $211,900 FMLS
• 2014-07-26 Price Changed $207,760 FMLS
• 2014-06-13 Price Changed $211,900 FMLS
• 2013-10-27 Price Changed $206,760 FMLS
• 2013-08-13 Price Changed $205,940 FMLS
• 2013-07-11 Price Changed $197,940 FMLS
• 2013-06-01 Listed $189,900 FMLS

Property tax history

+14.4%/yr

Latest (2025): $1,771 · +3.4% YoY. Source: county tax records.