760 Virginia Highlands · Fayetteville, GA 30215

$423,900

4 bd · 4.0 ba · 2,704 sqft · SingleFamily public records · 17 Days on market

Built 2004 0.80 ac lot Est $416k · at est. $40/mo HOA · 1% of rent

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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 +10.9/30.0
• ARV discount +6.7/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious brick-front residence situated on a large lot just outside the heart of Fayetteville, offering the perfect balance of privacy, convenience, and room to grow. A two-car side-entry garage and extended parking pad provide ample parking, while attractive curb appeal create a warm first impression. Step inside to a two-story foyer featuring a classic staircase and flanked by formal living and dining rooms, ideal for entertaining, holiday gatherings, or flexible use as a home office or sitting area. The peninsula-style kitchen is designed for both function and flow, offering a breakfast bar, additional dining area, stainless steel appliances, and seamless access to the adjoining family room anchored by a cozy fireplace. A convenient half bath completes the main level. Upstairs, the oversized primary suite serves as a private retreat with its own sitting room and second fireplace, creating the perfect space to relax and unwind. The en-suite bath features split double vanities, a jetted tub, spacious walk-in shower, and generous closet space. Three secondary bedrooms and an additional full bathroom provide plenty of room for family, guests, or work-from-home needs. Outside, enjoy the patio overlooking the expansive backyard with a wooded backdrop that adds privacy and a peaceful setting. Fence the yard to create the ultimate outdoor space for pets, play, gardening, or future entertaining spaces. Located just minutes from Fayetteville's top conveniences, you'll enjoy easy access to schools, healthcare facilities, shopping, dining, local breweries, movie theaters, Fun Spot, parks, recreational facilities, and all the charm and amenities this thriving community has to offer. Some photos may be virtually staged.

Key facts

• Two-story foyer
• Large lot
• Cozy fireplace

Tags

• BRICK-FRONT RESIDENCE
• LARGE LOT
• TWO-STORY FOYER
• PENINSULA-STYLE KITCHEN
• BREAKFAST BAR
• COZY FIREPLACE

Property features AI

Finance

• Other: Paved road frontage on a private road; Located in Fayette County
• HOA & community: Homeowners association; Annual association fee of $475; Community is near schools and shopping

Exterior

• Parking: Attached garage; Two garage spaces; Driveway; Garage faces side; Level driveway; Parking pad; Open parking available; Kitchen-level entry
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Two levels; Brick front; Resale property
• Construction: Brick front construction; Other exterior materials; Composition roof; Slab foundation; Built as resale (existing home)
• Exterior features: Private entrance; Private yard; Patio

Interior

• Kitchen: Breakfast bar; Stained cabinets; Eat-in kitchen; Solid surface counters; Open view to family room; Dishwasher; Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: Four upper bedrooms; Oversized master bedroom with sitting room
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, and whirlpool tub
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Crown molding; Two-story entrance foyer; Tray ceilings; Vaulted ceilings; Walk-in closets; Double vanities; Other
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (20.7% below list).
• Recommended offer: $336k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (+3.2%/yr); 306 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($118k/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 $3k of loan paydown is wiped out by about $13k 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 17 days — a 2% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $250k; list at $424k implies a 69% 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 $336,061 (20.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.79% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $416,416
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
865 Virginia Highlands	0.11mi	5/4.0 (+1)	2,671 (-1%)	3mo	$410,000	$154	85
835 Virginia Parks	0.11mi	4/3.0	2,735 (+1%)	10mo	$423,000	$155	81
175 Stillwood Dr	0.14mi	4/3.5	3,006 (+11%)	9mo	$450,350	$150	65
895 Virginia Park	0.20mi	4/3.0	2,613 (-3%)	22mo	$429,000	$164	63
229 Callaway Rd	0.61mi	4/3.0	2,844 (+5%)	10mo	$300,000	$105	50
290 Virginia Highlands	0.31mi	3/2.0 (-1)	2,362 (-13%)	14mo	$412,000	$174	40
190 Walton Way	0.59mi	4/3.0	2,400 (-11%)	19mo	$270,000	$113	34
171 Plantation Dr	0.55mi	3/1.0 (-1)	2,488 (-8%)	12mo	$202,000	$81	34

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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-79,898
• Equity at exit: $63,205

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-81,899
• Equity at exit: $36,651

Cash invested: $118,692 (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 30215

• Rents YoY: 3.2%
• Active inventory: 306
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,361 high
• Mortgage (P&I): −$2,223
• Tax from tax record: −$403 /mo · $4,835/yr
• Insurance: −$177
• HOA: −$40
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-188

Break-even live

Break-even rent $3,598

Max offer price $390,754

Occupancy floor —

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: $105,975
• Closing costs: $12,717
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Diana Dr Fayetteville, GA	5.0	3.0	2934	$3,200	$1.09	43d	1	0.22mi
475 E Lanier Ave Fayetteville, GA	2.0–3.0	2.5	1795	$2,850	$1.59	1d	75	0.94mi
200 Susan Ln Fayetteville, GA	5.0	3.0	2744	$3,000	$1.09	43d	1	0.97mi
165 Keaton Dr Fayetteville, GA	4.0	4.0	3264	$3,500	$1.07	24d	1	1.26mi
240 Hollis St Fayetteville, GA	4.0	3.0	2740	$3,490	$1.27	43d	1	1.38mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 13 events

1. 2026-06-18
   days on market $423,900 Active 17 DOM
2. 2026-06-17
   price $423,900 Active 16 DOM
3. 2026-06-17
   days on market $430,900 Active 16 DOM
4. 2026-06-16
   days on market $430,900 Active 15 DOM
5. 2026-06-15
   days on market $430,900 Active 14 DOM
6. 2026-06-13
   days on market $430,900 Active 12 DOM
7. 2026-06-09
   days on market $430,900 Active 8 DOM
8. 2026-06-08
   days on market $430,900 Active 7 DOM
9. 2026-06-07
   days on market $430,900 Active 6 DOM
10. 2026-06-04
    days on market $430,900 Active 3 DOM
11. 2026-06-03
    days on market $430,900 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $430,900 Active 1 DOM

ⓘ 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: $4,835 · $403/mo
• Projected year-2 tax: $4,835 · $403/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $40,327
• − Mortgage interest: −$23,745
• − Property taxes: −$4,835
• − Insurance: −$2,120
• − Repairs & maintenance: −$3,226
• − Management: −$3,226
• − HOA: −$480
• − Depreciation: −$12,332
• Taxable loss: −$9,636
• Est. tax savings @ 24.0%: +$2,313
• After-tax cash flow: $61/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

• Census place: Fayetteville, GA
• County: Fayette County · 112,821 people
• City population: 72,287
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 40,476
• Household income: $118,436
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 415.0

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 0.60)
• Race & ethnicity: White 57% Black 26% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -146.38%
• Current HPI: 238.3395
• Rent YoY: ▲ 3.22%
• 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

+69.0% since first listed

8 events — show timeline

• 2026-06-01 Listed $430,900 FMLS
• 2026-06-01 Listed $430,900 GAMLS
• 2026-04-12 Rental Removed $3,349 Tricon
• 2026-04-10 Listed for Rent $3,349 Tricon
• 2016-07-28 Sold (Public Records) $250,100 Public Records
• 2016-07-26 Sold (MLS) $250,000 GAMLS
• 2016-07-14 Pending — GAMLS
• 2016-06-13 Listed $254,900 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $4,835 · +19.6% YoY. Source: county tax records.