83 Fernwood Dr · Fayetteville, GA 30214

$85,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 103 Days on market

Built 2024 Good condition $74/sqft · 76% below area ↓ 11% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 2024 Clayton Mobile Home - 3BR / 2BA (16x72) located in a beautifully wooded community just minutes from shopping and dining in Fayetteville. This spacious home features sheetrock walls, crown molding, tile backsplash, and a large kitchen with island offering abundant counter space and storage. The split-bedroom floor plan includes generously sized rooms and a walk-in closet in the primary suite. The primary bath features a relaxing garden tub and separate shower. Enjoy peaceful surroundings tucked into the forest while still being only 5 minutes from Fayetteville Pavilion and other local conveniences. Community amenities include paved parking pads with sidewalks to the front door, pavilion and bus stop area, basketball court, tot lot/playground, community activities, and on-site management. The community maintains standards similar to an HOA. All occupants must complete a pre-screening process and meet community guidelines regarding credit, criminal background, occupancy, and pets. All credit will be considered; higher security deposit may apply depending on credit profile.

Key facts

• Paved parking pads
• Tot lot
• Walk-in closet

Tags

• LARGE KITCHEN WITH ISLAND
• WALK-IN CLOSET
• GARDEN TUB
• PAVED PARKING PADS
• BASKETBALL COURT
• TOT LOT

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$350,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.64% ✓
• Cap rate: 22.99%
• Cash-on-cash: 59.62%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $350,360
• List price: $85,000
• Delta: -75.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 3.71×
• Total profit: $64,520
• Equity at exit: $12,674

10-year hold

• IRR: 65.0%
• Equity multiple: 7.96×
• Total profit: $165,708
• Equity at exit: $7,349

Cash invested: $23,800 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $1,183

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 42%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 103 DOM
2. 2026-06-17
   days on market $85,000 Active 102 DOM
3. 2026-06-16
   days on market $85,000 Active 101 DOM
4. 2026-06-15
   days on market $85,000 Active 100 DOM
5. 2026-06-13
   days on market $85,000 Active 98 DOM
6. 2026-06-09
   days on market $85,000 Active 94 DOM
7. 2026-06-08
   days on market $85,000 Active 93 DOM
8. 2026-06-07
   days on market $85,000 Active 92 DOM
9. 2026-06-04
   days on market $85,000 Active 89 DOM
10. 2026-06-03
    days on market $85,000 Active 88 DOM
11. 2026-06-02
    days on market $85,000 Active 87 DOM
12. 2026-06-01
    days on market $85,000 Active 86 DOM
13. 2026-05-31
    days on market $85,000 Active 85 DOM
14. 2026-05-13
    price $85,000 1110-char remark

    Show marketing remark (1110 chars)

    Brand New 2024 Clayton Mobile Home - 3BR / 2BA (16x72) located in a beautifully wooded community just minutes from shopping and dining in Fayetteville. This spacious home features sheetrock walls, crown molding, tile backsplash, and a large kitchen with island offering abundant counter space and storage. The split-bedroom floor plan includes generously sized rooms and a walk-in closet in the primary suite. The primary bath features a relaxing garden tub and separate shower. Enjoy peaceful surroundings tucked into the forest while still being only 5 minutes from Fayetteville Pavilion and other local conveniences. Community amenities include paved parking pads with sidewalks to the front door, pavilion and bus stop area, basketball court, tot lot/playground, community activities, and on-site management. The community maintains standards similar to an HOA. All occupants must complete a pre-screening process and meet community guidelines regarding credit, criminal background, occupancy, and pets. All credit will be considered; higher security deposit may apply depending on credit profile.

15. 2026-03-05
    listed $95,000 New 1110-char remark

    Show marketing remark (1110 chars)

    Brand New 2024 Clayton Mobile Home - 3BR / 2BA (16x72) located in a beautifully wooded community just minutes from shopping and dining in Fayetteville. This spacious home features sheetrock walls, crown molding, tile backsplash, and a large kitchen with island offering abundant counter space and storage. The split-bedroom floor plan includes generously sized rooms and a walk-in closet in the primary suite. The primary bath features a relaxing garden tub and separate shower. Enjoy peaceful surroundings tucked into the forest while still being only 5 minutes from Fayetteville Pavilion and other local conveniences. Community amenities include paved parking pads with sidewalks to the front door, pavilion and bus stop area, basketball court, tot lot/playground, community activities, and on-site management. The community maintains standards similar to an HOA. All occupants must complete a pre-screening process and meet community guidelines regarding credit, criminal background, occupancy, and pets. All credit will be considered; higher security deposit may apply depending on credit profile.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,885
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$2,473
• Taxable income: $13,649
• Est. tax owed @ 24.0%: −$3,276
• After-tax cash flow: $10,914/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2024 Clayton Mobile Home is in excellent condition with a good condition score of 80. It features a modern kitchen, good-sized bathrooms, and a well-maintained exterior. The property is located in a beautiful wooded community with community amenities. The home is move-in ready and would benefit from some minor updates to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Install outdoor lighting — Improved lighting can make the property more inviting and safer
• Both Add a small front porch — A porch can increase the home's appeal and functionality
• Both Upgrade landscaping — A well-maintained yard can significantly boost curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Install outdoor lighting — Improved lighting can make the property more inviting and safer ↑
• Both Add a small front porch — A porch can increase the home's appeal and functionality ↑
• Both Upgrade landscaping — A well-maintained yard can significantly boost curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.5% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $85,000 GAMLS
• 2026-03-05 Listed $95,000 GAMLS