6865 Kimberly Mill Rd · South Fulton, GA 30349

$184,000

4 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 96 Days on market

Built 1973 0.37 ac lot $180/sqft · 23% below area Est $240k · 23% 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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• 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

Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

Key facts

• Private backyard
• Large lot
• Utility laundry area

Tags

• REAR DECK
• PRIVATE BACKYARD
• LARGE LOT
• MATURE TREES
• LARGE RECREATION ROOM
• UTILITY LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $167k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 24 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).
• This rent runs 34% 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 $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $184k implies a 1740% 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 $167,440 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (median comp): $240,089
• List price: $184,000
• Delta: -23.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3088 Forestside Ct	0.05mi	3/1.5 (-1)	1,054 (+3%)	22mo	$165,000	$157	66
6900 Kimberly Mill Rd	0.09mi	4/2.0	1,118 (+10%)	17mo	$229,000	$205	66
100 Spicewood Ct	0.54mi	3/2.0 (-1)	1,020 (0%)	8mo	$200,000	$196	63
2800 Greenbower Ct	0.63mi	4/3.0	1,054 (+3%)	7mo	$208,000	$197	55
6945 Brown Dr S	0.33mi	3/2.0 (-1)	1,130 (+11%)	13mo	$190,000	$168	51
6949 Merrywood Dr	0.39mi	3/3.0 (-1)	1,150 (+13%)	20mo	$205,000	$178	35

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: 26.8%
• Equity multiple: 3.11×
• Total profit: $108,935
• Equity at exit: $165,762

10-year hold

• IRR: 22.9%
• Equity multiple: 6.90×
• Total profit: $303,826
• Equity at exit: $357,472

Cash invested: $51,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$965
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $197

Break-even live

Break-even rent $1,667

Max offer price $184,000

Occupancy floor 85%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	0.26mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.34mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	0.47mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.52mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.58mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.60mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	44d	1	0.61mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	0.64mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.67mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.74mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.82mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.83mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	13d	1	0.89mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	21d	1	0.94mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	0.94mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	0.96mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.03mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	1.06mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	44d	1	1.19mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.26mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	1.27mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.27mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.32mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	1.48mi

Listing history 45 events

1. 2026-06-18
   days on market $184,000 Active 96 DOM
2. 2026-06-17
   days on market $184,000 Active 95 DOM
3. 2026-06-16
   days on market $184,000 Active 94 DOM
4. 2026-06-15
   days on market $184,000 Active 93 DOM
5. 2026-06-13
   pricedays on market $184,000 Active 91 DOM
6. 2026-06-09
   days on market $190,000 Active 87 DOM
7. 2026-06-08
   days on market $190,000 Active 86 DOM
8. 2026-06-07
   days on market $190,000 Active 85 DOM
9. 2026-06-04
   days on market $190,000 Active 82 DOM
10. 2026-06-03
    days on market $190,000 Active 81 DOM
11. 2026-06-01
    days on market $190,000 Active 79 DOM
12. 2026-05-31
    days on market $190,000 Active 78 DOM
13. 2026-05-15
    price $190,000 617-char remark

    Show marketing remark (617 chars)

    Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

14. 2026-05-15
    price $190,000 617-char remark

    Show marketing remark (617 chars)

    Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

15. 2026-04-10
    price $196,000 617-char remark

    Show marketing remark (617 chars)

    Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

16. 2026-04-10
    price $196,000 617-char remark

    Show marketing remark (617 chars)

    Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

17. 2026-03-12
    listed $200,000 New 617-char remark

    Show marketing remark (617 chars)

    Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

18. 2026-03-12
    listed $200,000 Active 617-char remark

    Show marketing remark (617 chars)

    Split-level home offering a spacious layout and strong potential for customization. The main level features a living room, dining area, and kitchen with access to the rear deck overlooking the backyard. Upstairs includes the primary bedroom, an additional bedroom, and a full bathroom. The lower level offers a large recreation room, two additional bedrooms, and a utility/laundry area with interior access to the two-car garage. The home sits on a large lot with a private backyard surrounded by mature trees and plenty of space for outdoor use. Conveniently located near shopping, dining, parks, and major roadways.

19. 2025-07-21
    historical $1,920
20. 2025-07-18
    price $1,920
21. 2025-07-09
    price $1,990
22. 2025-07-05
    listed $2,075
23. 2021-07-22
    soldstatus $10,000
24. 2021-07-22
    soldstatus $10,000
25. 2018-09-25
    status Pending
26. 2018-09-25
    soldstatus $113,500
27. 2018-09-20
    status Under Contract
28. 2018-09-20
    soldstatus $113,500 Sold
29. 2018-09-20
    soldstatus $113,500 Sold
30. 2018-09-07
    price $125,000
31. 2018-08-22
    price $125,000
32. 2018-08-11
    price $132,000
33. 2018-08-03
    listed $142,500 New
34. 2018-08-02
    listed $142,500 Active
35. 2018-05-10
    soldstatus $76,000
36. 2018-05-07
    soldstatus $76,000 Sold
37. 2018-05-04
    soldstatus $76,000 Sold
38. 2018-04-11
    status Under Contract
39. 2018-04-11
    status Pending
40. 2018-03-31
    listed $79,000 Active
41. 2018-03-30
    listed $79,000 New
42. 1999-03-22
    soldstatus $80,000
43. 1991-11-20
    soldstatus $37,800
44. 1991-11-05
    soldstatus $48,300
45. 1991-03-20
    soldstatus $41,300

ⓘ 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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/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 3/10 Moderate
• 🌡 Heat 6/10 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: $22,996
• − Mortgage interest: −$10,307
• − Property taxes: −$3,305
• − Insurance: −$920
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$5,353
• Taxable loss: −$568
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $2,499/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

+360.0% since first listed

33 events — show timeline

• 2026-05-15 Price Changed $190,000 GAMLS
• 2026-05-15 Price Changed $190,000 FMLS
• 2026-04-10 Price Changed $196,000 FMLS
• 2026-04-10 Price Changed $196,000 GAMLS
• 2026-03-12 Listed $200,000 FMLS
• 2026-03-12 Listed $200,000 GAMLS
• 2025-07-21 Rental Removed $1,920 RENTLY
• 2025-07-18 Price Changed $1,920 RENTLY
• 2025-07-09 Price Changed $1,990 RENTLY
• 2025-07-05 Listed for Rent $2,075 RENTLY
• 2021-07-22 Sold (Public Records) $10,000 Public Records
• 2021-07-22 Sold (Public Records) $10,000 Public Records
• 2018-09-25 Pending — FMLS
• 2018-09-25 Sold (Public Records) $113,500 Public Records
• 2018-09-20 Pending — GAMLS
• 2018-09-20 Sold (MLS) $113,500 GAMLS
• 2018-09-20 Sold (MLS) $113,500 FMLS
• 2018-09-07 Price Changed $125,000 GAMLS
• 2018-08-22 Price Changed $125,000 FMLS
• 2018-08-11 Price Changed $132,000 FMLS
• 2018-08-03 Listed $142,500 GAMLS
• 2018-08-02 Listed $142,500 FMLS
• 2018-05-10 Sold (Public Records) $76,000 Public Records
• 2018-05-07 Sold (MLS) $76,000 FMLS
• 2018-05-04 Sold (MLS) $76,000 GAMLS
• 2018-04-11 Pending — GAMLS
• 2018-04-11 Pending — FMLS
• 2018-03-31 Listed $79,000 FMLS
• 2018-03-30 Listed $79,000 GAMLS
• 1999-03-22 Sold (Public Records) $80,000 Public Records
• 1991-11-20 Sold (Public Records) $37,800 Public Records
• 1991-11-05 Sold (Public Records) $48,300 Public Records
• 1991-03-20 Sold (Public Records) $41,300 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,305 · -0.0% YoY. Source: county tax records.