25 Fischer Way · Tyrone, GA 30277

$150,000

4 bd · 2.0 ba · 1,389 sqft · Townhouse public records · 72 Days on market

Built 1969 0.25 ac lot $108/sqft · 35% below area Est $248k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom, 2 bath house with an out building is the least expensive home available for sale in the Northgate school district. Whether you are looking for a place to call home, or a rental/investment property, this could be the one for you. Just keep in mind that you are getting what you pay for in this house. It's a 1969 modular home on a crawlspace, and it will need a new hvac system (currently quoted at a $6,900 replacement cost). Other than that, and a few minor dents and dings, this property is ready to go.

Key facts

• 0.25 acre lot
• 3 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.5% in Tyrone — 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 79/100 on livability (#13 in GA, #2,017 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Coweta County (rural): math 37% / reading 43% proficiency, ranked #36 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; high-income renter base; 963 units permitted in Coweta County in 2024 (8 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 $4k of value loss. Plan a longer hold.
• Coweta County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $97k; list at $150k implies a 55% 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 $141,000 (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 1969 — 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: 1.61% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $247,762
• List price: $150,000
• Delta: -39.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $37,228
• Equity at exit: $22,365

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $111,594
• Equity at exit: $12,969

Cash invested: $42,000 (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 30277

• Home prices YoY: -30.9%
• Active inventory: 166
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $966

Break-even live

Break-even rent $1,194

Max offer price $150,000

Occupancy floor 55%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 72 DOM
2. 2026-06-17
   days on market $150,000 Active 71 DOM
3. 2026-06-16
   days on market $150,000 Active 70 DOM
4. 2026-06-15
   days on market $150,000 Active 69 DOM
5. 2026-06-13
   days on market $150,000 Active 67 DOM
6. 2026-06-09
   days on market $150,000 Active 63 DOM
7. 2026-06-08
   days on market $150,000 Active 62 DOM
8. 2026-06-07
   days on market $150,000 Active 61 DOM
9. 2026-06-04
   days on market $150,000 Active 58 DOM
10. 2026-06-03
    days on market $150,000 Active 57 DOM
11. 2026-06-02
    days on market $150,000 Active 56 DOM
12. 2026-06-01
    days on market $150,000 Active 55 DOM
13. 2026-05-31
    days on market $150,000 Active 54 DOM
14. 2026-04-07
    listed $150,000 New 525-char remark

    Show marketing remark (525 chars)

    This 4 bedroom, 2 bath house with an out building is the least expensive home available for sale in the Northgate school district. Whether you are looking for a place to call home, or a rental/investment property, this could be the one for you. Just keep in mind that you are getting what you pay for in this house. It's a 1969 modular home on a crawlspace, and it will need a new hvac system (currently quoted at a $6,900 replacement cost). Other than that, and a few minor dents and dings, this property is ready to go.

15. 2021-03-01
    soldstatus $97,000
16. 2021-02-19
    soldstatus $97,000 Closed 573-char remark

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

17. 2021-02-19
    soldstatus $97,000 Sold

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

18. 2021-02-01
    status Under Contract

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

19. 2021-02-01
    status Pending 573-char remark

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

20. 2021-01-08
    price $105,000

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

21. 2021-01-08
    price $105,000 573-char remark

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

22. 2020-11-07
    listed $115,000 Active 573-char remark

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

23. 2020-11-07
    listed $115,000 New

    Show marketing remark (573 chars)

    Welcome Home! Move in ready ranch in sought after Northgate HS district. New roof, water heater and HVAC. You'll love the beautiful hardwood floors and lovely open layout ideal for entertaining. Spacious fireside family room is open to the eat in kitchen with breakfast bar and plenty of storage space. Master suite with shower. Large bonus room. Patio and fenced in yard-great for kids and pets. Large Carriage House- would make great office or in-law apartment. Won't last long! Seller financing available $20k down and $1000 a month for 9 years. That includes interest!

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$252/yr (+$21/mo · 22.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $29,006
• − Mortgage interest: −$8,402
• − Property taxes: −$1,128
• − Insurance: −$750
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$4,364
• Taxable income: $9,721
• Est. tax owed @ 24.0%: −$2,333
• After-tax cash flow: $9,265/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: Coweta County
• NCES district ID: 1301500
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $62,978
• Composite: 35.72/100
• National rank: #4860
• State rank: #36 of 174 in GA

Livability — Tyrone

• Score: 79/100
• State rank: #13
• US rank: #2017

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 9,083
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,641
• Household income: $120,379
• Rent vs Own: 6.8% rent · 93.2% own
• Severe rent burden: 35.0

Population outlook (Coweta County) Hauer SSP2

• Today (2025): 162,063 people
• By 2030: 173,373 · +7.0%
• By 2040: 194,658 · +20.1%
• By 2050: 212,246 · +31.0%
• By 2075: 246,544 · +52.1%
• By 2100: 257,059 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Coweta

• 2024 margin: Solid R (+33.9) · D 32.7% · R 66.6%
• 2008→2024 swing: +7.3pp toward D · 2008: -41.2pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+35.5 2016: R+42.3 2012: R+44.1 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.01%
• Current HPI: 244.3598
• Rent YoY: —
• 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

+30.4% since first listed

10 events — show timeline

• 2026-04-07 Listed $150,000 GAMLS
• 2021-03-01 Sold (Public Records) $97,000 Public Records
• 2021-02-19 Sold (MLS) $97,000 GAMLS
• 2021-02-19 Sold (MLS) $97,000 FMLS
• 2021-02-01 Pending — GAMLS
• 2021-02-01 Pending — FMLS
• 2021-01-08 Price Changed $105,000 GAMLS
• 2021-01-08 Price Changed $105,000 FMLS
• 2020-11-07 Listed $115,000 GAMLS
• 2020-11-07 Listed $115,000 FMLS

Property tax history

+31.7%/yr

Latest (2025): $1,128 · -1.3% YoY. Source: county tax records.