6655 Leisure Trl · South Fulton, GA 30349

$175,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 84 Days on market

Built 1972 0.39 ac lot $131/sqft · 22% below area Est $226k · 22% 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 +27.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +6.1/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity knocks in Atlanta! 6655 Leisure Lane is a solid, all-brick ranch that checks every box for investors or buyers looking to add value. This well-built home features three generously sized bedrooms and two full bathrooms, with multiple living areas including a formal living room, a spacious great room overlooking the kitchen, and a large screened porch perfect for future outdoor enjoyment. Additional highlights include an SUV-sized two-car garage and a functional, flowing floor plan. Located in a quiet, stable neighborhood with convenient access to Hartsfield-Jackson Atlanta International Airport, major highways, and Downtown Atlanta, this property offers strong rental or resale po

Key facts

• All brick ranch
• Large screened porch
• 0.39 acre lot

Tags

• ALL BRICK RANCH
• MULTIPLE LIVING AREAS
• LARGE SCREENED PORCH
• STRONG RENTAL POTENTIAL
• VALUE ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 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; 655 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $19k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 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 $78k; list at $175k implies a 123% 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.11% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (median comp): $225,605
• List price: $175,000
• Delta: -22.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Leisure Ln	0.25mi	3/2.0	1,388 (+4%)	11mo	$225,000	$162	73
6610 Leisure Trl	0.08mi	3/2.0	1,450 (+8%)	19mo	$257,000	$177	67
3510 Leisure Ln	0.27mi	3/2.0	1,297 (-3%)	18mo	$205,000	$158	66
3400 Flat Shoals Rd	0.44mi	3/2.0	1,238 (-8%)	8mo	$140,000	$113	60
245 Adena Ln W	0.61mi	4/2.0 (+1)	1,348 (+1%)	13mo	$230,000	$171	55
6470 Cedar Hurst Trl	0.16mi	4/2.5 (+1)	1,150 (-14%)	9mo	$125,000	$109	54
3205 Cadiz Cir	0.54mi	4/2.0 (+1)	1,309 (-2%)	16mo	$217,000	$166	53
6850 Brown Dr S	0.71mi	3/2.0	1,344 (+0%)	20mo	$207,000	$154	50
6615 Buckhurst Trl	0.40mi	4/2.0 (+1)	1,485 (+11%)	13mo	$235,000	$158	48
6808 Merrywood Dr	0.59mi	3/2.5	1,510 (+13%)	8mo	$173,500	$115	43
6743 Merrywood Dr	0.57mi	3/2.5	1,510 (+13%)	16mo	$269,000	$178	37
6949 Merrywood Dr	0.73mi	3/3.0	1,150 (-14%)	20mo	$205,000	$178	22

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: 32.3%
• Equity multiple: 3.51×
• Total profit: $122,747
• Equity at exit: $157,654

10-year hold

• IRR: 27.3%
• Equity multiple: 7.72×
• Total profit: $329,248
• Equity at exit: $339,987

Cash invested: $49,000 (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: 655
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$918
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $494

Break-even live

Break-even rent $1,325

Max offer price $175,000

Occupancy floor 70%

Sensitivity live

Price	-10% $593	-5% $543	+0% $494	+5% $444	+10% $395
Rent	-10% $340	-5% $417	+0% $494	+5% $571	+10% $648
Rate	-1.0pp $582	-0.5pp $538	base $494	+0.5pp $448	+1.0pp $402

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	11d	1	0.09mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	0.17mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	0.18mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	0.21mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	0.21mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	25d	1	0.26mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	0.36mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.37mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	0.39mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	0.61mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	23	0.63mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	0.69mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	0.77mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	0.83mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	0.87mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	1.00mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	1.04mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	1.11mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	1.11mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	1.14mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	6d	1	1.15mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	1.15mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	1.21mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	1.32mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	25d	1	1.32mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	23d	1	1.33mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	1.33mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	1.33mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.33mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	1.34mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	1.35mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.37mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	1.41mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	1.43mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	1.45mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.46mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	1.48mi

Listing history 10 events

1. 2026-05-08
   historical
2. 2026-03-24
   price $175,000
3. 2026-03-02
   status Back On Market
4. 2026-02-10
   status Under Contract
5. 2026-01-22
   historical Active Under Contract
6. 2026-01-16
   historical
7. 2026-01-09
   listed $179,900 New
8. 2026-01-09
   listed $179,900 New
9. 1996-01-08
   soldstatus $78,500
10. 1975-09-24
    soldstatus $40,700

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$932/yr (+$78/mo · 137.6%)

ⓘ 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 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: $23,406
• − Mortgage interest: −$9,803
• − Property taxes: −$678
• − Insurance: −$875
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,091
• Taxable income: $3,215
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $5,154/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

+330.0% since first listed

10 events — show timeline

• 2026-05-08 Listing Removed — GAMLS
• 2026-03-24 Price Changed $175,000 GAMLS
• 2026-03-02 Relisted — GAMLS
• 2026-02-10 Pending — GAMLS
• 2026-01-22 Contingent — GAMLS
• 2026-01-16 Listing Removed — GAMLS
• 2026-01-09 Listed $179,900 GAMLS
• 2026-01-09 Listed $179,900 GAMLS
• 1996-01-08 Sold (Public Records) $78,500 Public Records
• 1975-09-24 Sold (Public Records) $40,700 Public Records

Property tax history

-0.6%/yr

Latest (2025): $678 · +4.1% YoY. Source: county tax records.