130 Victor Ln · Fayetteville, GA 30214

$435,000

4 bd · 4.0 ba · 2,395 sqft · SingleFamily public records · 17 Days on market

Built 2000 1.11 ac lot Est $402k · 8% over

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Why this score? — see what drove the F 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 +8.1/30.0
• Schools +5.1/10.0
• ARV discount +3.8/15.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 130 Victor Lane, where space, comfort, and convenience come together on more than an acre in non HOA community in one of Fayetteville's most desirable locations. Perfectly situated just minutes from the U.S. Soccer National Training Center, Trilith, Piedmont Fayette Hospital, shopping, dining, and Interstate 85, this beautifully maintained 4-bedroom, 2.5-bath home offers the ideal balance of privacy and accessibility. Step inside to a dramatic two-story foyer and soaring family room filled with natural light. The inviting living space is anchored by a fireplace and seamlessly connects to the open-concept kitchen and breakfast area, creating the perfect setting for everyday living and effortless entertaining. The kitchen features granite countertops, stainless steel appliances, abundant cabinetry, and a striking stone backsplash. The main-level primary suite offers a private retreat complete with dual closets and a spacious ensuite bath featuring a soaking tub, separate shower, and updated fixtures. A dedicated office on the main level provides flexibility for remote work, study, or creative pursuits. Upstairs, you'll find three generously sized secondary bedrooms and a large shared bath, offering plenty of room for family, guests, or hobbies. Outside, enjoy more than an acre of level yard space with an expansive deck ideal for entertaining, grilling, relaxing, or simply enjoying the peaceful surroundings. Located in the highly sought-after Fayette County School District and just moments from some of South Atlanta's most exciting destinations, this home offers the lifestyle today's buyers are searching for. Welcome home to 130 Victor Lane.

Key facts

• 1.11 acre lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: Attached garage with two spaces; Garage door opener; Garage faces side; Garage accessible at kitchen level
• Utilities: Public water; Septic tank; 110-volt electric service; Cable available, electricity available, natural gas available, water available
• Home design: Two-story home; Brick front with vinyl siding; Slab foundation; Resale property; Fee simple ownership
• Construction: Composition/shingle roof
• Exterior features: Rear porch; Deck; Storage shed(s)

Interior

• Kitchen: Eat-in kitchen with island; Stone countertops; Walk-in pantry; Open view to family room; Cabinets; Gas range; Microwave; Dishwasher
• Bedrooms: Master on main; Split bedroom plan; One main-level bedroom; Three upper-level bedrooms
• Flooring: Hardwood; Ceramic tile; Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Main level includes one half bath; Master bath with double vanity, separate his-and-hers areas, separate tub and shower, and soaking tub
• Heating & cooling: Central air with ceiling fans; Electric cooling; Forced-air heating using natural gas; Zoned heating
• Interior features: Crown molding; Two-story entrance foyer; Recessed lighting; Vaulted ceilings; Walk-in closets; Double-pane windows with window treatments; No shared/common walls; Factory-built fireplace with gas starter in the family room
• Laundry & utility: Main-level laundry located in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (32.9% below list).
• Recommended offer: $292k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#86 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, employment 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.
• Zoned schools: North Fayette Elementary School (math 31% / reading 39%, grade F, #523 of 1,228 statewide, top 43%, 603 students, 62% FRL); Bennett'S Mill Middle School (math 24% / reading 51%, grade F, #162 of 470 statewide, top 35%, 891 students, 53% FRL); Fayette County High School (math 15% / reading 42%, grade F, #149 of 424 statewide, top 35%, 1,368 students, 46% FRL) — zoned schools average 54% FRL vs 21% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 56% district-wide (-22 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 378 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 ($428k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $249k; list at $435k implies a 75% 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 $291,968 (32.9% 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 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. 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: 0.67% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $402,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 New Oak Ridge Trl	0.19mi	3/2.0 (-1)	2,500 (+4%)	7mo	$398,000	$159	65
115 Amber Ct	0.55mi	4/3.0	2,474 (+3%)	9mo	$375,000	$152	58
619 New Hope Rd	0.42mi	4/3.0	2,517 (+5%)	18mo	$335,000	$133	52
220 Mercedes Trl	0.60mi	4/2.5	2,388 (-0%)	17mo	$310,000	$130	51
215 Rolison Way	0.74mi	4/3.5	2,530 (+6%)	4mo	$1,275,000	$504	51
485 Brogdon Rd	0.40mi	3/3.0 (-1)	2,304 (-4%)	21mo	$575,000	$250	49
175 Ashley Dr	0.50mi	4/2.5	2,194 (-8%)	12mo	$369,500	$168	47
931 Highway 92 N	0.62mi	3/2.5 (-1)	2,455 (+2%)	14mo	$425,000	$173	44
115 Bentley Ln	0.26mi	4/2.5	2,070 (-14%)	20mo	$325,000	$157	43
100 Thornton Ct	0.47mi	3/2.0 (-1)	2,154 (-10%)	7mo	$395,000	$183	42
180 Mercedes Trl	0.69mi	4/2.5	2,129 (-11%)	16mo	$378,000	$178	30

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: -22.0%
• Equity multiple: 0.23×
• Total profit: $-93,517
• Equity at exit: $64,860

10-year hold

• IRR: -13.5%
• Equity multiple: 0.18×
• Total profit: $-100,214
• Equity at exit: $37,611

Cash invested: $121,800 (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: 378
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$264 /mo · $3,167/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-420

Break-even live

Break-even rent $3,451

Max offer price $360,836

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-297	+0% $-420	+5% $-543	+10% $-666
Rent	-10% $-650	-5% $-535	+0% $-420	+5% $-304	+10% $-189
Rate	-1.0pp $-201	-0.5pp $-309	base $-420	+0.5pp $-533	+1.0pp $-647

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 New Oak Ridge Trl Fayetteville, GA	3.0	3.0	2425	$2,250	$0.93	4d	1	0.25mi
185 Eli Run Fayetteville, GA	3.0	2.0	1600	$2,020	$1.26	45d	1	0.31mi
245 Bentley Way Fayetteville, GA	4.0	2.5	1740	$2,449	$1.41	4d	1	0.36mi
315 Whitney Way Fayetteville, GA	3.0	2.0	1764	$2,090	$1.18	20d	1	0.41mi
1061 Highway 92 N Fayetteville, GA	3.0	2.5	2697	$5,800	$2.15	45d	1	0.68mi
747 Ginger Cake Rd Fayetteville, GA	3.0	2.0	2300	$2,500	$1.09	45d	1	0.71mi
155 Byington Dr Fayetteville, GA	4.0	3.0	2662	$2,935	$1.10	17d	1	0.74mi
100 Creekwood Ct Fayetteville, GA	4.0	3.0	2754	$2,739	$0.99	7d	1	0.98mi
558 Kenwood Rd Fayetteville, GA	3.0	2.5	2254	$4,290	$1.90	14d	1	1.01mi
245 Woodsong Dr Fayetteville, GA	3.0	2.5	2440	$3,500	$1.43	45d	1	1.48mi
325 Longview Rd Fayetteville, GA	4.0	3.5	2864	$3,270	$1.14	0d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $435,000 Active 17 DOM
2. 2026-06-18
   days on market $435,000 Active 14 DOM
3. 2026-06-17
   days on market $435,000 Active 13 DOM
4. 2026-06-16
   days on market $435,000 Active 12 DOM
5. 2026-06-15
   days on market $435,000 Active 11 DOM
6. 2026-06-13
   days on market $435,000 Active 9 DOM
7. 2026-06-09
   days on market $435,000 Active 5 DOM
8. 2026-06-08
   days on market $435,000 Active 4 DOM
9. 2026-06-07
   days on market $435,000 Active 3 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $435,000 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: $3,167 · $264/mo
• Projected year-2 tax: $4,002 · $334/mo
• Expected delta: +$835/yr (+$70/mo · 26.4%)

ⓘ 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 4/10 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: $35,036
• − Mortgage interest: −$24,367
• − Property taxes: −$3,167
• − Insurance: −$2,175
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$12,655
• Taxable loss: −$12,933
• Est. tax savings @ 24.0%: +$3,104
• After-tax cash flow: $-1,934/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: 127,674
• 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

+74.8% since first listed

10 events — show timeline

• 2026-06-04 Listed $435,000 FMLS
• 2026-06-03 Coming Soon $435,000 FMLS
• 2026-06-03 Listed $435,000 GAMLS
• 2017-06-19 Sold (Public Records) $248,900 Public Records
• 2017-06-15 Sold (MLS) $248,900 GAMLS
• 2017-06-15 Sold (MLS) $248,900 FMLS
• 2017-05-19 Contingent — FMLS
• 2017-05-18 Pending — GAMLS
• 2017-05-10 Listed $248,900 FMLS
• 2017-05-10 Listed $248,900 GAMLS

Property tax history

-0.3%/yr

Latest (2025): $3,167 · +3.0% YoY. Source: county tax records.