1391 Lakeview Pkwy · Fairfield Plantation, GA 30180

$249,900

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 89 Days on market

Built 2006 0.31 ac lot $155/sqft · 18% below area Est $305k · 18% under $335/mo HOA · 15% of rent ↓ 33% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

Key facts

• Stepless ranch
• Galley kitchen
• Bonus room

Tags

• STEPLESS RANCH
• GREAT ROOM WITH FIREPLACE
• GALLEY KITCHEN
• BLACK APPLIANCE PACKAGE
• BONUS ROOM
• HOME OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.4% below list).
• Recommended offer: $205k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.8% in Fairfield Plantation — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sand Hill Elementary School (math 48% / reading 33%, grade F, #419 of 1,228 statewide, top 35%, 696 students, 58% FRL); Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,542 (18.2% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 9.4

CMA / ARV

• ARV (median comp): $304,628
• List price: $249,900
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4135 Argonne Dr	0.50mi	3/2.0	1,665 (+3%)	3mo	$255,000	$153	68
1216 Monticello Dr	0.31mi	3/2.0	1,472 (-9%)	6mo	$275,000	$187	66
1190 Plantation Dr	0.48mi	3/2.0	1,568 (-3%)	9mo	$575,000	$367	65
2322 Sheridan Ct	0.44mi	3/2.0	1,561 (-3%)	14mo	$292,000	$187	63
2513 N Carroll Ct	0.46mi	2/2.0 (-1)	1,812 (+12%)	4mo	$160,000	$88	49
4150 Berkshire Ct	0.62mi	3/2.0	1,666 (+3%)	20mo	$345,000	$207	49
223 Chipley Creek Dr	0.68mi	3/2.0	1,671 (+4%)	17mo	$315,000	$189	48
2094 Lakeview Pkwy	0.75mi	3/2.0	1,675 (+4%)	17mo	$249,000	$149	44
2411 Battle Dr	0.49mi	4/3.5 (+1)	1,819 (+13%)	24mo	$350,000	$192	25

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-61,504
• Equity at exit: $37,261

10-year hold

• IRR: -25.0%
• Equity multiple: -0.19×
• Total profit: $-83,500
• Equity at exit: $21,607

Cash invested: $69,972 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$335
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-313

Break-even live

Break-even rent $2,610

Max offer price $204,542

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-227	+0% $-313	+5% $-400	+10% $-486
Rent	-10% $-488	-5% $-401	+0% $-313	+5% $-226	+10% $-139
Rate	-1.0pp $-188	-0.5pp $-250	base $-313	+0.5pp $-378	+1.0pp $-444

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Abbotsford Dr Villa Rica, GA	3.0	3.0	1602	$2,099	$1.31	7d	1	0.82mi
269 Clearview Ct Villa Rica, GA	2.0	2.0	1450	$1,850	$1.28	45d	1	1.06mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: electric

Listing history 28 events

1. 2026-06-16
   status $249,900 Pending 89 DOM
2. 2026-06-15
   days on market $249,900 Active Under Contract 89 DOM
3. 2026-06-13
   days on market $249,900 Active Under Contract 87 DOM
4. 2026-06-10
   status $249,900 Active Under Contract 83 DOM
5. 2026-06-09
   days on market $249,900 Active 83 DOM
6. 2026-06-08
   days on market $249,900 Active 82 DOM
7. 2026-06-07
   days on market $249,900 Active 81 DOM
8. 2026-06-04
   days on market $249,900 Active 78 DOM
9. 2026-06-03
   days on market $249,900 Active 77 DOM
10. 2026-06-02
    days on market $249,900 Active 76 DOM
11. 2026-06-01
    days on market $249,900 Active 75 DOM
12. 2026-05-31
    days on market $249,900 Active 74 DOM
13. 2026-05-13
    price $249,900 753-char remark

    Show marketing remark (753 chars)

    Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

14. 2026-05-13
    price $249,900 753-char remark

    Show marketing remark (753 chars)

    Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

15. 2026-04-17
    price $259,900 753-char remark

    Show marketing remark (753 chars)

    Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

16. 2026-04-17
    price $259,900 753-char remark

    Show marketing remark (753 chars)

    Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

17. 2026-03-17
    listed $265,000 New 753-char remark

    Show marketing remark (753 chars)

    Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

18. 2026-03-17
    listed $265,000 Active 753-char remark

    Show marketing remark (753 chars)

    Do not miss this traditional stepless ranch located in the desirable Fairfield Plantation Community. This one owner home has been well maintained and is ready for a new owner. Features include, 3/4 bedrooms, 2 full baths, split bedroom plan, great room with fireplace, dining area, galley kitchen with black appliance package including electric range, vent hood, dishwasher and refrigerator. Three main bedrooms and a bonus room located off the 2 car garage that is perfect for a 4th bedroom, home office or play room. An exceptional value in Fairfiled Plantation, stepless ranch style home for a elevated lifestyle, reflecting modern construction from 2006. The substantial living area offers an abundance of space designed for comfort and versatility.

19. 2026-03-11
    historical
20. 2026-02-28
    historical
21. 2025-10-06
    price $274,900
22. 2025-08-02
    status Price Change
23. 2025-08-02
    price $279,900
24. 2025-07-31
    historical
25. 2025-04-29
    price $284,900
26. 2025-01-30
    listed $269,900 New
27. 2025-01-30
    listed $289,900 New
28. 2003-03-18
    soldstatus $375,000

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

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 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,560
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − HOA: −$4,020
• − Depreciation: −$7,270
• Taxable loss: −$7,976
• Est. tax savings @ 24.0%: +$1,914
• After-tax cash flow: $-1,847/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Fairfield Plantation

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fairfield Plantation, GA
• County: Carroll County · 124,888 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-33.4% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $249,900 GAMLS
• 2026-05-13 Price Changed $249,900 FMLS
• 2026-04-17 Price Changed $259,900 GAMLS
• 2026-04-17 Price Changed $259,900 FMLS
• 2026-03-17 Listed $265,000 FMLS
• 2026-03-17 Listed $265,000 GAMLS
• 2026-03-11 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-10-06 Price Changed $274,900 GAMLS
• 2025-08-02 Relisted — GAMLS
• 2025-08-02 Price Changed $279,900 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-04-29 Price Changed $284,900 GAMLS
• 2025-01-30 Listed $289,900 GAMLS
• 2025-01-30 Listed $269,900 GAMLS
• 2003-03-18 Sold (Public Records) $375,000 Public Records

Property tax history

-10.7%/yr

Latest (2025): $192 · -1.1% YoY. Source: county tax records.