490 Hawthorne Dr · Fayetteville, GA 30214

$344,900

4 bd · 3.0 ba · 2,325 sqft · SingleFamily public records · 15 Days on market

Built 1975 1.06 ac lot $148/sqft · 15% below area Est $407k · 15% under

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Why this score? — see what drove the C 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 +17.3/30.0
• ARV discount +14.3/15.0
• DSCR +5.4/10.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious ranch home on a beautifully landscaped 1-acre lot in the heart of Fayetteville. This 4-bedroom, 2.5-bath home offers a functional layout with a formal living room, dining room, and a comfortable family room, providing plenty of space to spread out. The kitchen includes a breakfast area and easy access to the laundry room, while the sunroom overlooks the private backyard and offers a great spot to relax or entertain. The outdoor space features mature landscaping, room for a garden, and an outbuilding for additional storage or workspace. Great opportunity to update and make it your own, all in a prime Fayetteville location just minutes from Piedmont Fayette Hospital, Trilith Studios, and the U.S. Soccer National Training Center & Headquarters.

Key facts

• Private backyard
• Landscaped lot
• Formal living room

Tags

• LANDSCAPED LOT
• FORMAL LIVING ROOM
• COMFORTABLE FAMILY ROOM
• BREAKFAST AREA
• PRIVATE BACKYARD
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (16.3% below list).
• Recommended offer: $289k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% 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 $10k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $226k; list at $345k implies a 53% 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 $288,745 (16.3% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $406,780
• List price: $344,900
• Delta: -15.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
490 Hawthorne Dr	0.00mi	4/2.5	2,325 (0%)	0mo	$350,000	$151	98
275 Arborvale Dr	0.45mi	4/3.0	2,289 (-2%)	4mo	$544,990	$238	72
115 Fernway Dr	0.21mi	3/2.5 (-1)	2,509 (+8%)	11mo	$425,000	$169	61
145 South Shore Ter	0.43mi	4/2.5	2,440 (+5%)	16mo	$374,500	$153	57
205 Sycamore Bnd	0.67mi	3/2.5 (-1)	2,355 (+1%)	7mo	$367,000	$156	54
437 Forrest Ave	0.73mi	4/3.0	2,416 (+4%)	10mo	$320,000	$132	51
105 Hartford Pl	0.52mi	4/3.0	2,580 (+11%)	13mo	$405,500	$157	46
135 Ken Cir	0.64mi	3/2.5 (-1)	2,115 (-9%)	4mo	$415,000	$196	45
160 S Shore Ter	0.38mi	4/2.5	2,588 (+11%)	24mo	$415,000	$160	42
175 Creekwood Trl	0.68mi	4/2.5	2,543 (+9%)	18mo	$399,000	$157	36

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: -10.2%
• Equity multiple: 0.62×
• Total profit: $-36,289
• Equity at exit: $51,426

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $4,259
• Equity at exit: $29,821

Cash invested: $96,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,887 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $251

Break-even live

Break-even rent $2,570

Max offer price $344,900

Occupancy floor 86%

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Squire Ln Fayetteville, GA	5.0	4.0	2659	$2,900	$1.09	43d	1	0.75mi
120 Tanglewood Dr Fayetteville, GA	4.0	2.5	2208	$2,645	$1.20	5d	1	0.78mi
245 Woodsong Dr Fayetteville, GA	3.0	2.5	2440	$3,500	$1.43	43d	1	0.97mi
165 Habersham Pl Fayetteville, GA	3.0	2.5	2900	$2,495	$0.86	3d	1	1.28mi
640 Hood Ave Fayetteville, GA	3.0	3.0	2521	$2,795	$1.11	22d	1	1.34mi
110 Gingerbread Pl Fayetteville, GA	3.0	2.0	1582	$2,115	$1.34	3d	1	1.41mi
250 Cobalt Dr Fayetteville, GA	3.0	2.5	1897	$2,400	$1.27	15d	1	1.46mi
165 Gingercake Ct Fayetteville, GA	3.0	2.0	1582	$2,110	$1.33	43d	1	1.48mi
335 Sharon Dr Fayetteville, GA	4.0	3.0	1702	$1,841	$1.08	24d	1	1.49mi

Listing history 6 events

1. 2026-05-11
   status Under Contract 764-char remark

   Show marketing remark (764 chars)

   Spacious ranch home on a beautifully landscaped 1-acre lot in the heart of Fayetteville. This 4-bedroom, 2.5-bath home offers a functional layout with a formal living room, dining room, and a comfortable family room, providing plenty of space to spread out. The kitchen includes a breakfast area and easy access to the laundry room, while the sunroom overlooks the private backyard and offers a great spot to relax or entertain. The outdoor space features mature landscaping, room for a garden, and an outbuilding for additional storage or workspace. Great opportunity to update and make it your own, all in a prime Fayetteville location just minutes from Piedmont Fayette Hospital, Trilith Studios, and the U.S. Soccer National Training Center & Headquarters.

2. 2026-05-02
   status Back On Market 764-char remark

   Show marketing remark (764 chars)

   Spacious ranch home on a beautifully landscaped 1-acre lot in the heart of Fayetteville. This 4-bedroom, 2.5-bath home offers a functional layout with a formal living room, dining room, and a comfortable family room, providing plenty of space to spread out. The kitchen includes a breakfast area and easy access to the laundry room, while the sunroom overlooks the private backyard and offers a great spot to relax or entertain. The outdoor space features mature landscaping, room for a garden, and an outbuilding for additional storage or workspace. Great opportunity to update and make it your own, all in a prime Fayetteville location just minutes from Piedmont Fayette Hospital, Trilith Studios, and the U.S. Soccer National Training Center & Headquarters.

3. 2026-04-24
   status Under Contract 764-char remark

   Show marketing remark (764 chars)

   Spacious ranch home on a beautifully landscaped 1-acre lot in the heart of Fayetteville. This 4-bedroom, 2.5-bath home offers a functional layout with a formal living room, dining room, and a comfortable family room, providing plenty of space to spread out. The kitchen includes a breakfast area and easy access to the laundry room, while the sunroom overlooks the private backyard and offers a great spot to relax or entertain. The outdoor space features mature landscaping, room for a garden, and an outbuilding for additional storage or workspace. Great opportunity to update and make it your own, all in a prime Fayetteville location just minutes from Piedmont Fayette Hospital, Trilith Studios, and the U.S. Soccer National Training Center & Headquarters.

4. 2026-04-15
   listed $344,900 New 764-char remark

   Show marketing remark (764 chars)

   Spacious ranch home on a beautifully landscaped 1-acre lot in the heart of Fayetteville. This 4-bedroom, 2.5-bath home offers a functional layout with a formal living room, dining room, and a comfortable family room, providing plenty of space to spread out. The kitchen includes a breakfast area and easy access to the laundry room, while the sunroom overlooks the private backyard and offers a great spot to relax or entertain. The outdoor space features mature landscaping, room for a garden, and an outbuilding for additional storage or workspace. Great opportunity to update and make it your own, all in a prime Fayetteville location just minutes from Piedmont Fayette Hospital, Trilith Studios, and the U.S. Soccer National Training Center & Headquarters.

5. 2005-03-01
   soldstatus $226,000
6. 1993-05-13
   soldstatus $138,200

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $3,173 · $264/mo
• Expected delta: +$2,239/yr (+$187/mo · 239.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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: $34,649
• − Mortgage interest: −$19,320
• − Property taxes: −$934
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$10,033
• Taxable loss: −$2,906
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $3,708/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

+149.6% since first listed

6 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-02 Relisted — GAMLS
• 2026-04-24 Pending — GAMLS
• 2026-04-15 Listed $344,900 GAMLS
• 2005-03-01 Sold (Public Records) $226,000 Public Records
• 1993-05-13 Sold (Public Records) $138,200 Public Records

Property tax history

-6.1%/yr

Latest (2025): $934 · +3.3% YoY. Source: county tax records.