80 Alloway Dr · Fairfield Plantation, GA 30180

$260,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 14 Days on market

Built 2004 0.50 ac lot $193/sqft · 6% below area Est $277k · 6% under

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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 +12.4/30.0
• ARV discount +10.2/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming one-level residence tucked away on a quiet cul-de-sac in Villa Rica! Featuring 3 bedrooms and 2 bathrooms on the main level, this well-maintained home offers a functional and inviting layout perfect for everyday living. Step inside to find beautiful hardwood flooring and a cozy living area highlighted by a wood-burning fireplace-ideal for relaxing evenings at home. The kitchen comes equipped with stainless steel appliances, including a refrigerator, microwave, and oven/range combo, making it both stylish and practical. The tile baths add a clean, updated touch, while the convenient in-hall laundry enhances ease of living. Enjoy outdoor living on the welcoming p

Key facts

• 0.5 acre lot
• Garage
• Built 2004

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage; Garage; Parking pad; Open parking
• Utilities: Public water; Septic tank
• Home design: Single family house; Residential resale
• Construction: Built in 2004; Vinyl siding; Composition roof
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl; Other
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Family room; One level; Fireplace (1)
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-44 ($-533/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (22.0% below list).
• Recommended offer: $203k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Fairfield Plantation — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sand Hill Elementary School (math 48% / reading 33%, grade F, #419 of 1,228 statewide, top 35%, 696 students, 58% FRL); Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $260k implies a 1525% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,853 (22.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (median comp): $276,761
• List price: $260,000
• Delta: -6.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Alloway Dr	0.00mi	3/2.0	1,344 (0%)	0mo	$250,000	$186	100
3078 Essex Dr	0.32mi	3/2.0	1,282 (-5%)	4mo	$237,500	$185	75
180 Fairfield Rd	0.14mi	3/2.0	1,264 (-6%)	18mo	$279,900	$221	68
227 Taylor Ridge Trl	0.12mi	3/2.0	1,457 (+8%)	15mo	$293,835	$202	68
4032 Golfview Dr	0.62mi	3/2.0	1,319 (-2%)	10mo	$260,000	$197	60

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-46,198
• Equity at exit: $38,767

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-48,894
• Equity at exit: $22,480

Cash invested: $72,800 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-44

Break-even live

Break-even rent $2,085

Max offer price $252,155

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $29	+0% $-44	+5% $-118	+10% $-192
Rent	-10% $-205	-5% $-125	+0% $-44	+5% $36	+10% $116
Rate	-1.0pp $87	-0.5pp $22	base $-44	+0.5pp $-112	+1.0pp $-180

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Abbotsford Dr Villa Rica, GA	3.0	3.0	1602	$2,099	$1.31	7d	1	0.07mi

Listing history 5 events

1. 2026-04-28
   listed $260,000 New 1084-char remark
2. 2003-10-07
   soldstatus $16,000
3. 2003-01-09
   soldstatus $617,773
4. 1995-12-18
   soldstatus $560,000
5. 1994-08-24
   soldstatus $700,000

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$290/yr (+$24/mo · 13.8%)

ⓘ 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 ≥102°F today · 19 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: $24,342
• − Mortgage interest: −$14,564
• − Property taxes: −$2,102
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$7,564
• Taxable loss: −$5,082
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $687/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Fairfield Plantation

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fairfield Plantation, GA
• County: Carroll County · 124,888 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-62.9% since first listed

6 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-04-28 Listed $260,000 GAMLS
• 2003-10-07 Sold (Public Records) $16,000 Public Records
• 2003-01-09 Sold (Public Records) $617,773 Public Records
• 1995-12-18 Sold (Public Records) $560,000 Public Records
• 1994-08-24 Sold (Public Records) $700,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,102 · +2.1% YoY. Source: county tax records.