184 Fairview Dr · Fairburn, GA 30213

$189,000

3 bd · 1.0 ba · 1,752 sqft · SingleFamily public records · 72 Days on market

Built 1962 0.36 ac lot Est $284k · 33% under

---

Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back ON The Market! This property is a true gem for a first-time homebuyer. Situated on a large gated lot, the home has been thoughtfully maintained and updated, offering peace of mind with major improvements already completed. The roof was replaced last year, a covered deck was added in 2022, and both the electrical and plumbing systems were upgraded in 2020, providing newer systems and less worry for years to come. The primary bathroom was recently renovated with a modern stand-up shower, and brand-new flooring enhances the home's fresh, updated feel throughout. With all these upgrades, there is truly nothing to do but move in. Ideally located just two blocks from the elementary and midd

Key facts

• Gated lot
• Covered deck
• Upgraded plumbing

Tags

• GATED LOT
• COVERED DECK
• UPGRADED ELECTRICAL
• UPGRADED PLUMBING
• RENOVATED PRIMARY BATHROOM
• MODERN STAND-UP SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.0% in Fairburn — 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 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-, amenities F, commute 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.
• Zoned schools: Campbell Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 568 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 90% FRL vs 41% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 531 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $189k implies a 195% 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.12% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $283,824
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Vickery Dr	0.08mi	3/1.0	1,600 (-9%)	12mo	$277,000	$173	72
92 Fayetteville Rd	0.29mi	3/2.0	1,668 (-5%)	20mo	$306,000	$183	57
3050 Raven Trce	0.43mi	3/2.5	1,791 (+2%)	16mo	$257,000	$143	56
101 Shannon Chase Ln	0.68mi	3/2.0	1,800 (+3%)	9mo	$275,000	$153	52
25 Vickers Rd	0.37mi	3/2.0	1,544 (-12%)	8mo	$229,000	$148	52
67 Vickers Rd	0.46mi	3/2.0	1,710 (-2%)	22mo	$300,000	$175	52
141 Rivertown Rd	0.46mi	3/2.5	1,856 (+6%)	14mo	$267,500	$144	51
17 Camellia Dr	0.60mi	4/2.5 (+1)	2,000 (+14%)	11mo	$374,993	$187	28
195 Splitwood Ln	0.62mi	3/2.5	1,526 (-13%)	22mo	$247,000	$162	25

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-551
• Equity at exit: $28,181

10-year hold

• IRR: 8.9%
• Equity multiple: 1.67×
• Total profit: $35,359
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$991
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $489

Break-even live

Break-even rent $1,496

Max offer price $189,000

Occupancy floor 72%

Sensitivity live

Price	-10% $596	-5% $542	+0% $489	+5% $435	+10% $382
Rent	-10% $321	-5% $405	+0% $489	+5% $572	+10% $656
Rate	-1.0pp $584	-0.5pp $537	base $489	+0.5pp $440	+1.0pp $390

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	44d	1	0.35mi
100 Spring Ct Fairburn, GA	2.0	1.0	1900	$1,075	$0.57	25d	1	0.43mi
152 Rivertown Rd Fairburn, GA	3.0	2.0	1550	$3,500	$2.26	22d	1	0.45mi
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	44d	1	0.55mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	6d	1	0.56mi
165 Fireside Way Fairburn, GA	4.0	3.0	2230	$2,396	$1.07	44d	1	0.62mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	6d	1	0.72mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	21d	1	0.72mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	44d	1	0.72mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	25d	1	0.72mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	4d	1	0.83mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	25d	1	0.84mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	20d	1	0.85mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	44d	1	0.90mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,096	$1.27	25d	1	1.19mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	44d	1	1.20mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	1.23mi
5791 Blacktop Ct Fairburn, GA	4.0	2.5	1991	$2,423	$1.22	44d	1	1.26mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	1.29mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	1.32mi
6155 Dodson Rd Fairburn, GA	4.0	2.5	2400	$2,600	$1.08	13d	1	1.47mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	44d	1	1.47mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	44d	1	1.49mi

Listing history 9 events

1. 2026-04-03
   status Under Contract
2. 2026-03-22
   status Back On Market
3. 2026-03-16
   historical Active Under Contract
4. 2026-02-19
   price $189,000
5. 2026-02-06
   price $204,000
6. 2026-01-20
   listed $225,000 New
7. 2000-06-21
   soldstatus $64,000
8. 1993-06-14
   soldstatus $42,500
9. 1988-11-04
   soldstatus $43,000

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$394/yr (+$33/mo · 29.3%)

ⓘ 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 ≥103°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: $25,374
• − Mortgage interest: −$10,587
• − Property taxes: −$1,345
• − Insurance: −$945
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$5,498
• Taxable income: $2,940
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $5,157/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

+339.5% since first listed

9 events — show timeline

• 2026-04-03 Pending — GAMLS
• 2026-03-22 Relisted — GAMLS
• 2026-03-16 Contingent — GAMLS
• 2026-02-19 Price Changed $189,000 GAMLS
• 2026-02-06 Price Changed $204,000 GAMLS
• 2026-01-20 Listed $225,000 GAMLS
• 2000-06-21 Sold (Public Records) $64,000 Public Records
• 1993-06-14 Sold (Public Records) $42,500 Public Records
• 1988-11-04 Sold (Public Records) $43,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,345 · -3.2% YoY. Source: county tax records.