256 Robin Hood Ln · Fairmount, GA 30139

$230,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 6 Days on market

Built 1994 1.00 ac lot Est $209k · 10% over

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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 +13.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• ARV discount +2.9/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully renovated home situated on a private 1-acre lot. This charming property offers 3 bedrooms, 2 bathrooms, and an additional bonus room, providing ample space for comfortable living. As you step inside this gorgeous home, you'll immediately notice the bright and open living room, creating a welcoming atmosphere for relaxation and entertainment. The main floor features a spacious kitchen, a convenient laundry room, a dining room perfect for gatherings, and a versatile bonus room that can serve as an office space or a hobby room. Heading upstairs, you'll discover the master bedroom along with the secondary bedrooms. The bathrooms are thoughtfully designed to provide both functionality and style. One of the highlights of this property is the amazing back deck, which boasts a unique rock incorporated into its design. This creates a visually appealing and distinctive outdoor space where you can unwind and enjoy the serene mornings, listening to the soothing sounds of wildlife. The privacy offered by the surrounding landscape enhances the tranquility of this outdoor oasis. This home has newer HVAC units, decks, interior and exterior paint, updated electrical panel, flooring throughout as of 2023. Tin roof. Overall, this renovated home provides a blend of modern updates and timeless charm, all set in a peaceful and secluded setting. No HOA. Qualifies for USDA. As Is. Well, Septic and Termite inspection have been completed and letters are available

Key facts

• Private 1 acre lot
• Spacious kitchen
• Dining room

Tags

• PRIVATE 1 ACRE LOT
• BRIGHT OPEN LIVING ROOM
• SPACIOUS KITCHEN
• CONVENIENT LAUNDRY ROOM
• DINING ROOM
• VERSATILE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-1 ($-11/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.7% below list).
• Recommended offer: $187k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Fairmount — 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 68/100 on livability (#148 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,004 (18.7% 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. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $208,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Robin Hood Rd NE	0.37mi	4/2.0 (+1)	1,545 (+10%)	22mo	$230,000	$149	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $125,168
• Equity at exit: $207,202

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $368,564
• Equity at exit: $446,839

Cash invested: $64,400 (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 30139

• Home prices YoY: 34.4%
• Active inventory: 48
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-1

Break-even live

Break-even rent $1,871

Max offer price $229,845

Occupancy floor 95%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-20
   listed $230,000 New 1473-char remark

   Show marketing remark (1473 chars)

   Beautifully renovated home situated on a private 1-acre lot. This charming property offers 3 bedrooms, 2 bathrooms, and an additional bonus room, providing ample space for comfortable living. As you step inside this gorgeous home, you'll immediately notice the bright and open living room, creating a welcoming atmosphere for relaxation and entertainment. The main floor features a spacious kitchen, a convenient laundry room, a dining room perfect for gatherings, and a versatile bonus room that can serve as an office space or a hobby room. Heading upstairs, you'll discover the master bedroom along with the secondary bedrooms. The bathrooms are thoughtfully designed to provide both functionality and style. One of the highlights of this property is the amazing back deck, which boasts a unique rock incorporated into its design. This creates a visually appealing and distinctive outdoor space where you can unwind and enjoy the serene mornings, listening to the soothing sounds of wildlife. The privacy offered by the surrounding landscape enhances the tranquility of this outdoor oasis. This home has newer HVAC units, decks, interior and exterior paint, updated electrical panel, flooring throughout as of 2023. Tin roof. Overall, this renovated home provides a blend of modern updates and timeless charm, all set in a peaceful and secluded setting. No HOA. Qualifies for USDA. As Is. Well, Septic and Termite inspection have been completed and letters are available

2. 2026-05-20
   listed $230,000 Active 1473-char remark

   Show marketing remark (1473 chars)

   Beautifully renovated home situated on a private 1-acre lot. This charming property offers 3 bedrooms, 2 bathrooms, and an additional bonus room, providing ample space for comfortable living. As you step inside this gorgeous home, you'll immediately notice the bright and open living room, creating a welcoming atmosphere for relaxation and entertainment. The main floor features a spacious kitchen, a convenient laundry room, a dining room perfect for gatherings, and a versatile bonus room that can serve as an office space or a hobby room. Heading upstairs, you'll discover the master bedroom along with the secondary bedrooms. The bathrooms are thoughtfully designed to provide both functionality and style. One of the highlights of this property is the amazing back deck, which boasts a unique rock incorporated into its design. This creates a visually appealing and distinctive outdoor space where you can unwind and enjoy the serene mornings, listening to the soothing sounds of wildlife. The privacy offered by the surrounding landscape enhances the tranquility of this outdoor oasis. This home has newer HVAC units, decks, interior and exterior paint, updated electrical panel, flooring throughout as of 2023. Tin roof. Overall, this renovated home provides a blend of modern updates and timeless charm, all set in a peaceful and secluded setting. No HOA. Qualifies for USDA. As Is. Well, Septic and Termite inspection have been completed and letters are available

3. 2026-05-19
   historical
4. 2026-03-23
   price $220,000
5. 2026-03-10
   price $225,000
6. 2026-01-23
   status Back On Market
7. 2026-01-20
   status Under Contract
8. 2026-01-14
   price $217,000
9. 2025-12-21
   price $230,000
10. 2025-12-11
    price $247,900
11. 2025-12-03
    price $259,900
12. 2025-11-06
    price $265,000
13. 2025-10-08
    listed $270,000 New
14. 2025-10-03
    historical
15. 2023-07-19
    soldstatus $250,000
16. 2023-07-18
    soldstatus $250,000 Closed
17. 2023-07-18
    soldstatus $250,000 Sold
18. 2023-06-12
    status Under Contract
19. 2023-06-12
    historical Active Under Contract
20. 2023-06-08
    price $250,000
21. 2023-06-08
    price $250,000
22. 2023-05-31
    listed $265,000 Active
23. 2023-05-31
    listed $265,000 New
24. 2003-06-30
    soldstatus $93,000
25. 2001-08-01
    soldstatus $89,300
26. 1996-01-01
    soldstatus $61,000
27. 1988-10-01
    soldstatus $16,700

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,440
• − Mortgage interest: −$12,884
• − Property taxes: −$2,115
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$6,691
• Taxable loss: −$3,989
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $947/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: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — Fairmount

• Score: 68/100
• State rank: #148
• US rank: #9754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,609
• Population (ZIP): 4,609

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 2%
• Common ancestry: Iranian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 137.35%
• Current HPI: 536.3018
• Rent YoY: —
• Metro: —
• 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

+1277.2% since first listed

27 events — show timeline

• 2026-05-20 Listed $230,000 FMLS
• 2026-05-20 Listed $230,000 GAMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-03-23 Price Changed $220,000 GAMLS
• 2026-03-10 Price Changed $225,000 GAMLS
• 2026-01-23 Relisted — GAMLS
• 2026-01-20 Pending — GAMLS
• 2026-01-14 Price Changed $217,000 GAMLS
• 2025-12-21 Price Changed $230,000 GAMLS
• 2025-12-11 Price Changed $247,900 GAMLS
• 2025-12-03 Price Changed $259,900 GAMLS
• 2025-11-06 Price Changed $265,000 GAMLS
• 2025-10-08 Listed $270,000 GAMLS
• 2025-10-03 Coming Soon — GAMLS
• 2023-07-19 Sold (Public Records) $250,000 Public Records
• 2023-07-18 Sold (MLS) $250,000 GAMLS
• 2023-07-18 Sold (MLS) $250,000 FMLS
• 2023-06-12 Pending — GAMLS
• 2023-06-12 Contingent — FMLS
• 2023-06-08 Price Changed $250,000 GAMLS
• 2023-06-08 Price Changed $250,000 FMLS
• 2023-05-31 Listed $265,000 GAMLS
• 2023-05-31 Listed $265,000 FMLS
• 2003-06-30 Sold (Public Records) $93,000 Public Records
• 2001-08-01 Sold (Public Records) $89,300 Public Records
• 1996-01-01 Sold (Public Records) $61,000 Public Records
• 1988-10-01 Sold (Public Records) $16,700 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,115 · +1.7% YoY. Source: county tax records.