400 Highway 314 · Fayetteville, GA 30214

$256,935

3 bd · 2.0 ba · 2,250 sqft · SingleFamily public records · 79 Days on market

Built 1979 4,356 sqft lot $114/sqft · 47% below area Est $326k · 21% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

Key facts

• 4,356 sq ft lot
• Built 1979
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $257k).
• Recommended offer: $242k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.4% 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+, schools B+, health & safety 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.
• Market conditions: Rents rising fast (+4.3%/yr); 372 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $8k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $72k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,518 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1979 — 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 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. 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: 1.06% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $326,312
• List price: $256,935
• Delta: -21.26%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Highway 314	0.04mi	4/3.0 (+1)	2,386 (+6%)	8mo	$287,000	$120	73
120 Black Rock Ct	0.10mi	4/2.5 (+1)	2,103 (-6%)	12mo	$336,000	$160	67
260 White Oak Way	0.26mi	3/2.0	2,210 (-2%)	23mo	$336,000	$152	66
115 Birch Ct	0.55mi	4/3.0 (+1)	2,222 (-1%)	1mo	$375,000	$169	62
140 Winecoff Dr	0.71mi	2/2.0 (-1)	2,285 (+2%)	0mo	$385,000	$168	59
205 Sycamore Bnd	0.57mi	3/2.5	2,355 (+5%)	7mo	$367,000	$156	58
110 Sycamore Bnd	0.63mi	4/2.0 (+1)	2,238 (-0%)	11mo	$305,000	$136	56
175 White Oak Way	0.55mi	3/2.5	2,308 (+3%)	17mo	$410,000	$178	54
150 Chaucer Pkwy	0.32mi	4/3.5 (+1)	1,990 (-12%)	1mo	$390,000	$196	54

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-449
• Equity at exit: $38,310

10-year hold

• IRR: 10.7%
• Equity multiple: 1.87×
• Total profit: $62,862
• Equity at exit: $22,215

Cash invested: $71,942 (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: 372
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,724 high
• Mortgage (P&I): −$1,347
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $592

Break-even live

Break-even rent $1,974

Max offer price $256,935

Occupancy floor 73%

Sensitivity live

Price	-10% $737	-5% $665	+0% $592	+5% $519	+10% $446
Rent	-10% $377	-5% $484	+0% $592	+5% $699	+10% $807
Rate	-1.0pp $721	-0.5pp $657	base $592	+0.5pp $525	+1.0pp $458

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: $64,234
• Closing costs: $7,708
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Cobalt Dr Fayetteville, GA	3.0	2.5	1897	$2,400	$1.27	15d	1	1.09mi
325 Longview Rd Fayetteville, GA	4.0	3.5	2864	$3,245	$1.13	5d	1	1.12mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	15d	1	1.26mi
130 Huntcliff Ct Fayetteville, GA	3.0	2.0	1720	$2,020	$1.17	24d	1	1.26mi
120 Tanglewood Dr Fayetteville, GA	4.0	2.5	2208	$2,645	$1.20	5d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $256,935 Active 79 DOM
2. 2026-06-17
   days on market $256,935 Active 78 DOM
3. 2026-06-16
   days on market $256,935 Active 77 DOM
4. 2026-06-15
   days on market $256,935 Active 76 DOM
5. 2026-06-13
   days on market $256,935 Active 74 DOM
6. 2026-06-09
   days on market $256,935 Active 70 DOM
7. 2026-06-08
   days on market $256,935 Active 69 DOM
8. 2026-06-07
   days on market $256,935 Active 68 DOM
9. 2026-06-04
   days on market $256,935 Active 65 DOM
10. 2026-06-03
    days on market $256,935 Active 64 DOM
11. 2026-06-02
    days on market $256,935 Active 63 DOM
12. 2026-06-01
    days on market $256,935 Active 62 DOM
13. 2026-05-31
    days on market $256,935 Active 61 DOM
14. 2026-03-31
    listed $256,935 New 302-char remark

    Show marketing remark (302 chars)

    The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

15. 2022-09-28
    soldstatus $345,000
16. 2022-09-23
    soldstatus $345,000 Sold 597-char remark

    Show marketing remark (597 chars)

    Looking for a great home with a great location to the airport or Trillith Studios? Well here's your home. It's just 10 minutes to Trillith and 19 mins to the airport. This cute and cozy home sit's on approx—1 acre. This home has Cedar Siding. It has 3 oversized bedrooms and 2 baths on the upper level. There's a half bath on the lower half. This home has been totally renovated and all new appliances stay with the home with a 3 year warranty. The Roof is about 8 years old. The furnace is not even a year old. Hot water heater 5 years old. Air conditioner around 4 years old. Come and see!

17. 2022-08-30
    status Under Contract 597-char remark

    Show marketing remark (597 chars)

    Looking for a great home with a great location to the airport or Trillith Studios? Well here's your home. It's just 10 minutes to Trillith and 19 mins to the airport. This cute and cozy home sit's on approx—1 acre. This home has Cedar Siding. It has 3 oversized bedrooms and 2 baths on the upper level. There's a half bath on the lower half. This home has been totally renovated and all new appliances stay with the home with a 3 year warranty. The Roof is about 8 years old. The furnace is not even a year old. Hot water heater 5 years old. Air conditioner around 4 years old. Come and see!

18. 2022-08-17
    listed $345,000 New 597-char remark

    Show marketing remark (597 chars)

    Looking for a great home with a great location to the airport or Trillith Studios? Well here's your home. It's just 10 minutes to Trillith and 19 mins to the airport. This cute and cozy home sit's on approx—1 acre. This home has Cedar Siding. It has 3 oversized bedrooms and 2 baths on the upper level. There's a half bath on the lower half. This home has been totally renovated and all new appliances stay with the home with a 3 year warranty. The Roof is about 8 years old. The furnace is not even a year old. Hot water heater 5 years old. Air conditioner around 4 years old. Come and see!

19. 2012-01-03
    historical
20. 2011-01-20
    listed $159,900 New
21. 2009-12-15
    price $154,900

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $2,364 · $197/mo
• Expected delta: +$1,100/yr (+$92/mo · 87.1%)

ⓘ 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 ≥105°F today · 17 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: $32,683
• − Mortgage interest: −$14,392
• − Property taxes: −$1,263
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$7,474
• Taxable income: $3,039
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $6,373/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

+65.9% since first listed

8 events — show timeline

• 2026-03-31 Listed $256,935 GAMLS
• 2022-09-28 Sold (Public Records) $345,000 Public Records
• 2022-09-23 Sold (MLS) $345,000 GAMLS
• 2022-08-30 Pending — GAMLS
• 2022-08-17 Listed $345,000 GAMLS
• 2012-01-03 Listing Removed — GAMLS
• 2011-01-20 Listed $159,900 GAMLS
• 2009-12-15 Price Changed $154,900 GAMLS

Property tax history

-1.8%/yr

Latest (2025): $1,263 · -0.6% YoY. Source: county tax records.