100 Rimel Ln · South Fulton, GA 30349

$164,900

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 5 Days on market

Built 1973 0.33 ac lot Est $249k · 34% under

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Why this score? — see what drove the B+ 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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.8/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors wanted. This home has been cleaned out and ready for a straightforward rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1973

Property features AI

Exterior

• Parking: Garage parking; Two garage spaces
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available
• Home design: One level; Brick on all sides; One-story entry; Property listed as fixer
• Construction: Composition roof; Combination foundation
• Exterior features: Back yard fencing; Deck/patio

Interior

• Kitchen: Cabinets (other style)
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Tile flooring; Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Unspecified additional interior features
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.8% vs local median 4.6% in South Fulton — 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 B — 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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 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 36% at this address vs 51% district-wide (-14 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 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 $50k; list at $165k implies a 230% 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 $164,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $249,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Rimel Ln	0.00mi	3/2.0	1,820 (0%)	1mo	$155,000	$85	99
2570 Ashley Downs Ln	0.31mi	3/2.0	1,814 (-0%)	2mo	$279,500	$154	83
2635 Carolina Rdg	0.52mi	3/2.5	1,808 (-1%)	11mo	$264,900	$147	63
752 Wood Bend Ct	0.46mi	3/2.5	1,907 (+5%)	12mo	$224,000	$117	59
2321 Creel Rd	0.52mi	4/3.0 (+1)	1,884 (+4%)	2mo	$257,900	$137	59
2660 Ashley Downs Ln	0.36mi	4/2.5 (+1)	2,002 (+10%)	9mo	$285,000	$142	52
2209 Creel Rd	0.54mi	4/2.5 (+1)	1,918 (+5%)	10mo	$250,000	$130	51
7260 Oswego Trl	0.72mi	3/2.0	1,923 (+6%)	9mo	$230,000	$120	50
2255 Chippewa Dr	0.44mi	4/2.0 (+1)	1,653 (-9%)	12mo	$242,000	$146	49
6616 Pamplona Pl	0.50mi	4/2.5 (+1)	2,024 (+11%)	3mo	$265,000	$131	48
327 Sapphire Bnd	0.70mi	3/2.5	2,056 (+13%)	6mo	$246,500	$120	38
2734 South Hls	0.73mi	4/2.5 (+1)	1,997 (+10%)	6mo	$293,000	$147	38

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: 30.0%
• Equity multiple: 3.34×
• Total profit: $108,029
• Equity at exit: $148,555

10-year hold

• IRR: 25.4%
• Equity multiple: 7.36×
• Total profit: $293,539
• Equity at exit: $320,364

Cash invested: $46,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$865
• Tax from tax record: −$257 /mo · $3,089/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $347

Break-even live

Break-even rent $1,507

Max offer price $164,900

Occupancy floor 77%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	13d	1	0.23mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.25mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	44d	1	0.39mi
2372 Creel Rd Atlanta, GA	4.0	3.0	2579	$2,229	$0.86	3d	1	0.43mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	44d	1	0.44mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	44d	1	0.50mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	21d	1	0.51mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.51mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.54mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	13d	1	0.55mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	0.68mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.71mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	0.74mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	3d	1	0.75mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	0.77mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	0.80mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	0.80mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	44d	1	0.86mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.87mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.87mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	44d	1	0.87mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	0.92mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	0.93mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	1.01mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.02mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	1.05mi
6325 Polar Fox Ct Riverdale, GA	4.0	2.5	2471	$2,445	$0.99	22d	1	1.08mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.08mi
135 Beethoven Ct Riverdale, GA	3.0	2.0	2454	$1,850	$0.75	5d	1	1.08mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	2d	1	1.10mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	4d	1	1.12mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.20mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.21mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	1.26mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	1.28mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	1.33mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	1.33mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	1.33mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	44d	1	1.35mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	1.46mi

Listing history 6 events

1. 2026-05-13
   status Under Contract 307-char remark

   Show marketing remark (307 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

2. 2026-05-13
   status Pending

   Show marketing remark (307 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

3. 2026-05-08
   listed $164,900 New 307-char remark

   Show marketing remark (307 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

4. 2026-05-08
   listed $164,900 Active

   Show marketing remark (307 chars)

   Investors wanted. This home has been cleaned out and ready for a straightforward rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

5. 1978-03-29
   soldstatus $49,900
6. 1975-05-13
   soldstatus $43,900

ⓘ 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: $3,089 · $257/mo
• Projected year-2 tax: $3,089 · $257/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $23,359
• − Mortgage interest: −$9,237
• − Property taxes: −$3,089
• − Insurance: −$824
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$4,797
• Taxable income: $1,674
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $3,761/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

+275.6% since first listed

6 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-05-08 Listed $164,900 FMLS
• 2026-05-08 Listed $164,900 GAMLS
• 1978-03-29 Sold (Public Records) $49,900 Public Records
• 1975-05-13 Sold (Public Records) $43,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,089 · +5.7% YoY. Source: county tax records.