208 Fairview Pt · Forest Park, GA 30294

$150,000

3 bd · 2.5 ba · 1,616 sqft · SingleFamily public records · 65 Days on market

Built 1990 2,613 sqft lot $93/sqft · 42% below area Est $259k · 42% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking at 208 Fairview Point in Ellenwood-priced at just $150,000 and ready for your vision. Tucked away on a quiet street, this 3-bedroom, 2.5-bath home with a 2-car garage and fenced private backyard offers the perfect canvas for a full transformation. Whether you're an investor looking for your next project or a savvy buyer ready to create your dream home, the potential here is undeniable. Inside, the layout offers great bones and functional space, just waiting to be reimagined with modern finishes and design. Step outside to a private, fenced yard-ideal for creating your own outdoor retreat, entertaining space, or garden oasis. Conveniently located near Panola Mountain State Park and Arabia Mountain National Heritage Area, you'll enjoy easy access to scenic trails, nature escapes, and outdoor adventures. Shopping, dining, and everyday essentials are just minutes away along Fairview Road and nearby retail hubs, with quick access to I-675 and I-285 making commuting to Atlanta a breeze. No HOA, strong upside potential, and a price point that leaves room for value-add-this is the kind of opportunity that doesn't come around often. Bring your contractor, your creativity, and your vision-this one is ready to be brought back to life. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. . All offers must be entered through propoffers website, "subject to seller addendum" $200.00 (plus sales tax, where applicable) Pyramid Platform Technology Fee will be paid from the Listing Broker at closing. $200.00 (plus sales tax, where applicable) Offer Management Fee will be paid by the Buyer's Broker at closing. Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. Sold AS-IS with NO Seller Disclosure Statement

Key facts

• Private fenced yard
• 2,613 sq ft lot
• 2 garage spots

Tags

• FENCED PRIVATE BACKYARD
• PRIVATE FENCED YARD
• EASY ACCESS TO SCENIC TRAILS
• QUICK ACCESS TO I-675
• QUICK ACCESS TO I-285

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/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 9.4% vs local median 5.2% in Forest Park — 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 65/100 on livability (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($141k) 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 $121k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→15/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 65 days. Have you received any prior offers? Is the seller open to a 6% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (median comp): $259,089
• List price: $150,000
• Delta: -42.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Fair Dr	0.07mi	3/2.5	1,646 (+2%)	1mo	$245,000	$149	93
205 Fairview Pt	0.04mi	3/2.5	1,576 (-2%)	5mo	$187,500	$119	90
242 Fairview Pt	0.09mi	3/2.5	1,690 (+5%)	15mo	$193,000	$114	76
4350 Lincolndale Dr	0.71mi	3/2.0	1,642 (+2%)	4mo	$170,000	$104	59
203 Leigh Dr	0.65mi	3/2.0	1,562 (-3%)	12mo	$260,000	$166	52
312 Orchard Hill Ct	0.65mi	3/2.0	1,374 (-15%)	14mo	$253,000	$184	31

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,378
• Equity at exit: $22,365

10-year hold

• IRR: 13.2%
• Equity multiple: 2.14×
• Total profit: $47,819
• 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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$787
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $385

Break-even live

Break-even rent $1,426

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $470	-5% $428	+0% $385	+5% $343	+10% $301
Rent	-10% $234	-5% $310	+0% $385	+5% $461	+10% $537
Rate	-1.0pp $461	-0.5pp $424	base $385	+0.5pp $347	+1.0pp $307

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: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	44d	1	0.60mi
39 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	13d	1	0.60mi
46 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	25d	1	0.68mi
48 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	0.69mi
65 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	0.71mi
67 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	0.72mi
3346 Clevemont Way Ellenwood, GA	3.0	2.0	2216	$1,886	$0.85	5d	1	0.76mi
228 Solomon Dr Ellenwood, GA	3.0	2.5	2005	$2,150	$1.07	44d	1	0.79mi
4402 Davana Dr Ellenwood, GA	3.0	1.0	1056	$1,608	$1.52	25d	1	0.82mi
3335 Crestview Ct Ellenwood, GA	3.0	2.5	1492	$1,650	$1.11	25d	1	0.86mi
3342 Crestview Ct Ellenwood, GA	3.0	2.0	1290	$1,601	$1.24	5d	1	0.90mi
3378 Homeward Trl Ellenwood, GA	3.0	2.0	1176	$1,695	$1.44	21d	1	0.95mi
3407 Homeward Trl Ellenwood, GA	3.0	2.0	1512	$1,695	$1.12	44d	1	1.00mi
3428 Homeward Trl Ellenwood, GA	3.0	2.0	1242	$1,795	$1.45	13d	1	1.01mi
2882 Ward Lake Way Ellenwood, GA	3.0	2.5	1685	$1,676	$0.99	44d	1	1.05mi
4153 Ward Lake Trl Ellenwood, GA	3.0	2.0	1460	$1,930	$1.32	44d	1	1.05mi
4595 Westminster Dr Ellenwood, GA	3.0	2.5	1689	$2,055	$1.22	21d	1	1.09mi
3303 Homeward Trl Ellenwood, GA	3.0	2.0	1456	$1,799	$1.24	22d	1	1.09mi
3981 Ivy Trace Ln Ellenwood, GA	3.0	2.5	1608	$2,184	$1.36	25d	1	1.28mi
3637 Windmill Rd Ellenwood, GA	3.0	1.0	1200	$1,695	$1.41	25d	1	1.30mi
4676 Tara Creek Trl Ellenwood, GA	4.0	3.0	2188	$2,036	$0.93	4d	1	1.42mi
4254 Catalpa Park Ellenwood, GA	3.0	2.0	2048	$1,605	$0.78	44d	1	1.44mi
4229 Catalpa Park Ellenwood, GA	3.0	2.0	1280	$1,675	$1.31	44d	1	1.44mi
4798 Moss Trce Ellenwood, GA	3.0	2.5	1730	$1,990	$1.15	25d	1	1.48mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $150,000 Pending 65 DOM
2. 2026-06-04
   days on market $150,000 Active 63 DOM
3. 2026-06-03
   days on market $150,000 Active 62 DOM
4. 2026-06-02
   days on market $150,000 Active 61 DOM
5. 2026-06-01
   days on market $150,000 Active 60 DOM
6. 2026-05-31
   days on market $150,000 Active 59 DOM
7. 2026-04-02
   listed $150,000 New 2119-char remark

   Show marketing remark (2161 chars)

   Opportunity is knocking at 208 Fairview Point in Ellenwood—priced at just $150,000 and ready for your vision. Tucked away on a quiet street, this 3-bedroom, 2.5-bath home with a 2-car garage and fenced private backyard offers the perfect canvas for a full transformation. Whether you’re an investor looking for your next project or a savvy buyer ready to create your dream home, the potential here is undeniable. Inside, the layout offers great bones and functional space, just waiting to be reimagined with modern finishes and design. Step outside to a private, fenced yard—ideal for creating your own outdoor retreat, entertaining space, or garden oasis. Conveniently located near Panola Mountain State Park and Arabia Mountain National Heritage Area, you’ll enjoy easy access to scenic trails, nature escapes, and outdoor adventures. Shopping, dining, and everyday essentials are just minutes away along Fairview Road and nearby retail hubs, with quick access to I-675 and I-285 making commuting to Atlanta a breeze. No HOA, strong upside potential, and a price point that leaves room for value-add—this is the kind of opportunity that doesn’t come around often. Bring your contractor, your creativity, and your vision—this one is ready to be brought back to life. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. . All offers must be entered through propoffers website, "subject to seller addendum" $200.00 (plus sales tax, where applicable) Pyramid Platform Technology Fee will be paid from the Listing Broker at closing. $200.00 (plus sales tax, where applicable) Offer Management Fee will be paid by the Buyer's Broker at closing. Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. Sold AS-IS with NO Seller Disclosure Statement

8. 2026-04-02
   listed $150,000 Active 2161-char remark

   Show marketing remark (2161 chars)

   Opportunity is knocking at 208 Fairview Point in Ellenwood—priced at just $150,000 and ready for your vision. Tucked away on a quiet street, this 3-bedroom, 2.5-bath home with a 2-car garage and fenced private backyard offers the perfect canvas for a full transformation. Whether you’re an investor looking for your next project or a savvy buyer ready to create your dream home, the potential here is undeniable. Inside, the layout offers great bones and functional space, just waiting to be reimagined with modern finishes and design. Step outside to a private, fenced yard—ideal for creating your own outdoor retreat, entertaining space, or garden oasis. Conveniently located near Panola Mountain State Park and Arabia Mountain National Heritage Area, you’ll enjoy easy access to scenic trails, nature escapes, and outdoor adventures. Shopping, dining, and everyday essentials are just minutes away along Fairview Road and nearby retail hubs, with quick access to I-675 and I-285 making commuting to Atlanta a breeze. No HOA, strong upside potential, and a price point that leaves room for value-add—this is the kind of opportunity that doesn’t come around often. Bring your contractor, your creativity, and your vision—this one is ready to be brought back to life. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. . All offers must be entered through propoffers website, "subject to seller addendum" $200.00 (plus sales tax, where applicable) Pyramid Platform Technology Fee will be paid from the Listing Broker at closing. $200.00 (plus sales tax, where applicable) Offer Management Fee will be paid by the Buyer's Broker at closing. Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance. Sold AS-IS with NO Seller Disclosure Statement

9. 2002-09-11
   soldstatus $121,000

ⓘ 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: $3,329 · $277/mo
• Projected year-2 tax: $3,329 · $277/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,967
• − Mortgage interest: −$8,402
• − Property taxes: −$3,329
• − Insurance: −$750
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$4,364
• Taxable income: $2,447
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $4,038/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+24.0% since first listed

3 events — show timeline

• 2026-04-02 Listed $150,000 FMLS
• 2026-04-02 Listed $150,000 GAMLS
• 2002-09-11 Sold (Public Records) $121,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,329 · -19.3% YoY. Source: county tax records.