185 N Hampton Dr · Fayetteville, GA 30215

$309,900

4 bd · 3.0 ba · 1,248 sqft · SingleFamily public records · 11 Days on market

Built 1984 0.35 ac lot Est $374k · 17% under · waterfront

---

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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Be sure to ask about our LENDER-PAID 1-0 BUYDOWN option! Enjoy an INTEREST RATE THAT IS 1% LOWER DURING YOUR FIRST YEAR. * * * Back on the market due to no fault of the seller and the home! The move-in ready Fayetteville home with character buyers have been waiting for. With peaceful pond views, thoughtfully updated interiors, and inviting outdoor spaces, 185 N Hampton Drive offers a lifestyle that feels warm, functional, and effortlessly welcoming. A charming FOYER ENTRANCE opens into a bright OPEN CONCEPT living and dining area, creating a natural flow that feels both spacious and comfortable. The living room FIREPLACE adds warmth and charm, while the beautifully updated kitche

Key facts

• Open concept living
• Pond views
• Foyer entrance

Tags

• POND VIEWS
• FOYER ENTRANCE
• OPEN CONCEPT LIVING
• LIVING ROOM FIREPLACE
• UPDATED KITCHEN
• WHITE CABINETRY

Property features AI

Finance

• Other: Lot is level, approximately 0.35 acre; Subdivision: Nantucket; Listing accepts Cash, Conventional, FHA and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Open parking with guest parking and parking pad (kitchen level)
• Security: Smoke detectors
• Utilities: Public water; Public sewer (sewer connected); Natural gas available; Cable available; High-speed internet available
• Home design: Single-family house; Resale property; One story
• Construction: Built in 1984; Brick, concrete and press board construction; Composition roof; Slab foundation
• Exterior features: Pond waterfront; Water feature on the property; Deck and porch; Back yard chain link fencing; Outbuilding / shed

Interior

• Kitchen: Breakfast area; Pantry and walk-in pantry; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Family room with a gas log fireplace; Dining room and living room combined; No basement; One level
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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 $270k (12.9% below list).
• Recommended offer: $270k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.3% 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+, 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: Spring Hill Elementary School (math 39% / reading 42%, grade F, #419 of 1,228 statewide, top 35%, 655 students, 63% 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 36% at this address vs 56% district-wide (-20 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 (+3.2%/yr); 311 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $95k; list at $310k implies a 227% 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 $269,966 (12.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.87% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $374,026
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Lake Dr	0.29mi	3/2.0 (-1)	1,281 (+3%)	21mo	$285,000	$222	56
100 Ficus Ln	0.17mi	3/2.0 (-1)	1,386 (+11%)	15mo	$305,000	$220	52
200 Booker Ave	0.72mi	3/2.0 (-1)	1,276 (+2%)	5mo	$213,000	$167	49
310 Dempsey Dr Lot 25	0.74mi	3/3.0 (-1)	1,328 (+6%)	2mo	$342,615	$258	48
300 Dempsey Dr Lot 24	0.74mi	3/3.0 (-1)	1,328 (+6%)	2mo	$339,537	$256	48
130 Emily Park	0.40mi	3/2.0 (-1)	1,432 (+15%)	1mo	$300,000	$209	47
160 Eastfield Ct	0.71mi	3/2.0 (-1)	1,369 (+10%)	4mo	$319,000	$233	38
140 Cloverwood Dr	0.69mi	3/2.0 (-1)	1,315 (+5%)	15mo	$290,000	$221	37
110 Cloverwood Dr	0.72mi	3/2.0 (-1)	1,338 (+7%)	13mo	$299,900	$224	34
185 Cloverwood Dr	0.57mi	3/2.0 (-1)	1,435 (+15%)	17mo	$289,900	$202	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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-30,941
• Equity at exit: $46,207

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-832
• Equity at exit: $26,794

Cash invested: $86,772 (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: 311
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $296

Break-even live

Break-even rent $2,326

Max offer price $309,900

Occupancy floor 84%

Sensitivity live

Price	-10% $471	-5% $383	+0% $296	+5% $208	+10% $120
Rent	-10% $82	-5% $189	+0% $296	+5% $402	+10% $509
Rate	-1.0pp $452	-0.5pp $374	base $296	+0.5pp $215	+1.0pp $134

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 N Hampton Dr Fayetteville, GA	3.0	2.0	1398	$2,250	$1.61	45d	1	0.07mi
2400 Cobblestone Blvd Fayetteville, GA	1.0–3.0	1.0–2.0	1149	$1,905	$1.66	0d	9	0.46mi
370 Georgia Ave Fayetteville, GA	3.0	2.0	1334	$3,500	$2.62	45d	1	1.12mi
100 Knight Way Fayetteville, GA	1.0–3.0	1.0–2.0	1035	$1,949	$1.88	45d	1	1.14mi
120 Kent Dr Fayetteville, GA	3.0	2.0	1468	$2,021	$1.38	0d	1	1.42mi

Listing history 6 events

1. 2026-05-19
   status Back On Market
2. 2026-05-12
   status Under Contract
3. 2026-04-26
   listed $309,900 New
4. 1999-09-08
   soldstatus $94,900
5. 1999-04-28
   soldstatus $84,000
6. 1988-03-22
   soldstatus $55,240

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $2,851 · $238/mo
• Expected delta: +$1,856/yr (+$155/mo · 186.5%)

ⓘ 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 ≥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: $32,396
• − Mortgage interest: −$17,359
• − Property taxes: −$995
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$9,015
• Taxable loss: −$1,706
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $3,956/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

+461.0% since first listed

7 events — show timeline

• 2026-05-26 Pending — GAMLS
• 2026-05-19 Relisted — GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-04-26 Listed $309,900 GAMLS
• 1999-09-08 Sold (Public Records) $94,900 Public Records
• 1999-04-28 Sold (Public Records) $84,000 Public Records
• 1988-03-22 Sold (Public Records) $55,240 Public Records

Property tax history

-6.5%/yr

Latest (2014): $995 · -1.6% YoY. Source: county tax records.