3630 Creekview Cir · South Fulton, GA 30349

$250,000

3 bd · 2.5 ba · 1,225 sqft · SingleFamily public records · 14 Days on market

Built 1970 0.45 ac lot Est $251k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• Cash flow +7.5/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Check out 3630 Creekview Cir, recently updated with fresh interior paint and partial flooring replacement for a modern feel. The kitchen features stainless steel appliances, complementing the recent interior refreshes. Outside, a functional deck provides dedicated exterior space for practical use and enjoyment. This home features modern updates and comfortable outdoor living, ready for your enjoyment.. Included 100-Day Home Warranty with buyer activation

Key facts

• Functional deck
• 0.45 acre lot
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• FUNCTIONAL DECK
• COMFORTABLE OUTDOOR LIVING

Property features AI

Finance

• Other: Lot approximately 0.45 acre; Public records used for area measurements; Listing accepts Cash, Conventional, and VA loan
• HOA & community: No HOA

Exterior

• Parking: Attached garage with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; House structure; One and one-half level layout; Resale condition
• Construction: Built in 1970; Brick and other construction materials; Composition roof; Finished and unfinished below-grade areas
• Exterior features: No notable lot features listed

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (2 on main level, 1 on lower level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: Finished basement; Foyer
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (28.3% below list).
• Recommended offer: $179k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Feldwood Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 688 students, 100% FRL); Woodland Middle School (math 14% / reading 17%, grade F, #392 of 470 statewide, top 84%, 799 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 651 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $29k; list at $250k implies a 761% 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 $179,279 (28.3% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $251,125
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3885 Morning Creek Dr	0.45mi	3/1.5	1,200 (-2%)	8mo	$212,500	$177	65
3895 Benchmark Dr	0.48mi	3/2.0	1,256 (+2%)	24mo	$258,000	$205	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $112,727
• Equity at exit: $225,220

10-year hold

• IRR: 17.9%
• Equity multiple: 5.87×
• Total profit: $340,858
• Equity at exit: $485,695

Cash invested: $70,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-311

Break-even live

Break-even rent $2,187

Max offer price $204,941

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	12d	1	0.06mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	43d	1	0.11mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	43d	1	0.24mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	24d	1	0.30mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	43d	1	0.30mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	5d	1	0.30mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	20d	1	0.30mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	12d	1	0.34mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	43d	1	0.40mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	0.64mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	1d	19	0.76mi
5850 Old Bill Cook Rd Atlanta, GA	2.0	1.0	768	$1,450	$1.89	43d	1	1.08mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	5d	5	1.26mi
4900 Delano Rd Atlanta, GA	1.0–3.0	1.0	915	$1,590	$1.74	43d	7	1.37mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	1.38mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	43d	1	1.44mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	43d	1	1.47mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $250,000 Active 14 DOM
2. 2026-06-17
   days on market $250,000 Active 13 DOM
3. 2026-06-16
   days on market $250,000 Active 12 DOM
4. 2026-06-15
   days on market $250,000 Active 11 DOM
5. 2026-06-13
   days on market $250,000 Active 9 DOM
6. 2026-06-10
   remarks 494-char remark
7. 2026-06-09
   days on market $250,000 Active 5 DOM
8. 2026-06-08
   days on market $250,000 Active 4 DOM
9. 2026-06-07
   statusdays on marketlisting id $250,000 Active 3 DOM
10. 2026-06-04
    remarks 459-char remark

    Show marketing remark (458 chars)

    Check out 3630 Creekview Cir, recently updated with fresh interior paint and partial flooring replacement for a modern feel. The kitchen features stainless steel appliances, complementing the recent interior refreshes. Outside, a functional deck provides dedicated exterior space for practical use and enjoyment. This home features modern updates and comfortable outdoor living, ready for your enjoyment.. Included 100-Day Home Warranty with buyer activation

11. 2026-06-04
    listed $250,000 New 1 DOM

    Show marketing remark (458 chars)

    Check out 3630 Creekview Cir, recently updated with fresh interior paint and partial flooring replacement for a modern feel. The kitchen features stainless steel appliances, complementing the recent interior refreshes. Outside, a functional deck provides dedicated exterior space for practical use and enjoyment. This home features modern updates and comfortable outdoor living, ready for your enjoyment.. Included 100-Day Home Warranty with buyer activation

ⓘ 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 ≥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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,513
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$7,273
• Taxable loss: −$8,205
• Est. tax savings @ 24.0%: +$1,969
• After-tax cash flow: $-1,767/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — South Fulton

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

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+598.9% since first listed

13 events — show timeline

• 2026-06-04 Listed $250,000 FMLS
• 2026-06-03 Listed $250,000 GAMLS
• 2026-04-13 Listing Removed — GAMLS
• 2025-11-18 Listed $300,000 GAMLS
• 2014-10-30 Price Changed $29,050 GAMLS
• 2012-08-31 Sold (MLS) $29,050 GAMLS
• 2012-08-23 Listing Removed — GAMLS
• 2012-08-23 Price Changed $29,900 GAMLS
• 2012-08-21 Contingent — GAMLS
• 2012-08-03 Listed $29,900 GAMLS
• 2003-11-04 Sold (Public Records) $119,000 Public Records
• 1977-06-13 Sold (Public Records) $35,772 Public Records
• 1977-05-01 Sold (Public Records) $35,773 Public Records

Property tax history

-26.6%/yr

Latest (2014): $156 · -18.0% YoY. Source: county tax records.