180 Butterfield Ln · Fayetteville, GA 30214

$495,000

4 bd · 4.0 ba · 1,979 sqft · SingleFamily public records · 104 Days on market

Built 1994 1.30 ac lot $250/sqft · 56% above area Est $511k · at est.

---

Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +8.9/15.0
• DSCR +6.2/10.0
• Schools +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

Key facts

• Hardwood flooring
• Upgraded kitchen
• Massive great room

Tags

• HARDWOOD FLOORING
• MASSIVE GREAT ROOM
• VAULTED CEILINGS
• UPGRADED KITCHEN
• BACKYARD DECK
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $469k (5.3% below list).
• Recommended offer: $450k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 fast (+4.3%/yr); 372 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $4,689/mo this rent would consume 63% of the median local household income ($90k/yr) (locally 634% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 104 days — a 9% lower offer ($450k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $400k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $450,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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 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. 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: 0.95% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $510,850
• List price: $495,000
• Delta: -3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Lucky Leaf Pl	0.27mi	5/3.0 (+1)	2,017 (+2%)	13mo	$350,000	$174	64
274 Tillman Rd	0.62mi	3/2.0 (-1)	1,761 (-11%)	18mo	$420,000	$239	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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-37,720
• Equity at exit: $73,806

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $39,602
• Equity at exit: $42,799

Cash invested: $138,600 (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: 372
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,689 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$985
• Net cashflow: $572

Break-even live

Break-even rent $3,965

Max offer price $495,000

Occupancy floor 83%

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Butterfield Ln Fayetteville, GA	3.0	2.5	2530	$4,500	$1.78	22d	1	0.22mi
210 Mackenzie Ln Fayetteville, GA	4.0	3.5	2443	$7,500	$3.07	4d	1	0.59mi
580 Heatherden Ave Fayetteville, GA	3.0	2.5	1891	$4,500	$2.38	18d	1	1.43mi

Listing history 21 events

1. 2026-04-28
   status Active 1239-char remark

   Show marketing remark (1240 chars)

   Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

2. 2026-04-28
   status Back On Market 1240-char remark

   Show marketing remark (1240 chars)

   Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

3. 2026-04-06
   status Pending 1239-char remark

   Show marketing remark (1240 chars)

   Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

4. 2026-04-06
   status Under Contract 1240-char remark

   Show marketing remark (1240 chars)

   Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

5. 2026-01-20
   listed $495,000 Active 1239-char remark

   Show marketing remark (1239 chars)

   Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

6. 2025-12-29
   listed $495,000 New 1240-char remark

   Show marketing remark (1240 chars)

   Back on the market through no fault of seller or quality of home. THIS STUNNING HOME TRULY CHECKS ALL THE BOXES! Offering 3,188 sq ft, 4 bedrooms, and 2.5 baths on a 1.3-acre lot, it's tucked away on a QUIET STREET yet close to everything Fayetteville has to offer. Beautiful HARDWOOD FLOORING flows throughout all three levels. The MAIN LEVEL features a MASSIVE GREAT ROOM with VAULTED CEILINGS, an UPGRADED KITCHEN, formal dining room, walk-in laundry, half bath, and access to the BACKYARD DECK-perfect for entertaining. The OWNER'S SUITE is conveniently located on the MAIN LEVEL and includes an en suite bath. UPSTAIRS, you'll find THREE SPACIOUS SECONDARY BEDROOMS with hardwood floors and a FULL BATH, including one bedroom with en suite access plus an additional hallway entrance! The TERRACE LEVEL continues the hardwoods and offers a LARGE MAIN ROOM, BONUS ROOM, a SPACIOUS OFFICE/PLAY AREA, and an ADDITIONAL STORAGE ROOM-ideal for flexible living or work-from-home needs. Relax and unwind in the EXPANSIVE BACKYARD featuring an UPPER DECK and LOWER COVERED PATIO, with NO NEIGHBORS BEHIND YOU for added privacy! Just 15 minutes from Atlanta Hartsfield-Jackson Airport-this location is hard to beat. Schedule your showing today!

7. 2025-09-16
   historical
8. 2025-09-15
   historical
9. 2025-08-02
   price $479,000
10. 2025-08-02
    price $479,000
11. 2025-06-17
    price $489,000
12. 2025-06-17
    price $489,000
13. 2025-05-30
    status Active
14. 2025-05-29
    historical
15. 2025-05-21
    listed $495,000 Active
16. 2025-05-21
    listed $495,000 New
17. 2022-01-25
    soldstatus $400,000
18. 2022-01-21
    soldstatus $400,000 Sold
19. 2021-12-18
    status Under Contract
20. 2021-12-08
    listed $398,000 New
21. 1995-02-10
    soldstatus $152,900

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $4,554 · $380/mo
• Expected delta: +$594/yr (+$49/mo · 15.0%)

ⓘ 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 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: $56,265
• − Mortgage interest: −$27,728
• − Property taxes: −$3,960
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,501
• − Management: −$4,501
• − Depreciation: −$14,400
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $7,177/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: 72,287
• 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

+223.7% since first listed

21 events — show timeline

• 2026-04-28 Relisted — FMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-06 Pending — FMLS
• 2026-04-06 Pending — GAMLS
• 2026-01-20 Listed $495,000 FMLS
• 2025-12-29 Listed $495,000 GAMLS
• 2025-09-16 Listing Removed — FMLS
• 2025-09-15 Listing Removed — GAMLS
• 2025-08-02 Price Changed $479,000 GAMLS
• 2025-08-02 Price Changed $479,000 FMLS
• 2025-06-17 Price Changed $489,000 GAMLS
• 2025-06-17 Price Changed $489,000 FMLS
• 2025-05-30 Relisted — FMLS
• 2025-05-29 Listing Removed — FMLS
• 2025-05-21 Listed $495,000 GAMLS
• 2025-05-21 Listed $495,000 FMLS
• 2022-01-25 Sold (Public Records) $400,000 Public Records
• 2022-01-21 Sold (MLS) $400,000 GAMLS
• 2021-12-18 Pending — GAMLS
• 2021-12-08 Listed $398,000 GAMLS
• 1995-02-10 Sold (Public Records) $152,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,960 · +3.0% YoY. Source: county tax records.